Mixed-Use Condo in Growing
For Sale
$700,000
12545 State St Ste#1, Star, ID 83669
Mixed-use condo with residential and commercial spaces in Star.
Property Size2,370 SF
Price / SF$295.36
Days on Market79
Property Features for 12545 State St Ste#1
General Information
Standard status
Active
Size
2,370 SF
Property subtype
Duplex
Amenities
Garage: Carport
3
3.00
Carport
Building Details
Year Built
2024
Listing Agency:
First Service Group Real Est.
(208) 343-9393
Listed By:
Christopher Todd · License #42015
Source:
Clearwaterproperties
Added: May 25
Changed: Aug 11
Last Checked: Aug 11 at 8:33AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of First Service Group Real Est.
Investment Insights
Based on property information with market context.
This mixed-use condo offers a blend of residential and commercial space. The corner unit benefits from natural light and is located in a growing commercial corridor. The upper residential space includes 2 bedrooms, 2 bathrooms, and an open-concept layout featuring vaulted ceilings and modern finishes. The kitchen is equipped with quartz countertops and ample cabinetry. The primary suite includes dual sinks, quartz counters, and a tiled walk-in shower. The downstairs commercial space offers approximately 1,200 square feet of space suitable for business owners or investors. The commercial area includes a private office, an ADA-compliant bathroom, and a small break room, making it suitable for professional services, retail, studio, or office use. The total property size is 2,370 square feet.
Key Highlights
- Mixed‑use condo with residential and commercial spaces.
- 1,200 sq ft commercial space with office, ADA bathroom, and break room.
- Upper residential space with 2 bedrooms, 2 bathrooms, and open‑concept layout.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$32,102
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.59%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$642,040
$642.0K
Cap Rate 7%
$458,600
$458.6K
Cap Rate 9%
$356,689
$356.7K
Market Conditions
NOI Build-Up for 2,370 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$49.8K $21.00/SF
− Vacancy
−$7.0K −$2.94/SF
EGI
$42.8K $18.06/SF
− OpEx
−$10.7K −$4.52/SF
NOI
$32.1K $13.54/SF
Area
Ada County, ID
Vacancy
14.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$642,040
Cap Rate 7%
$458,600
Cap Rate 9%
$356,689
Alternative Uses
Best Use
Office B
$458.6K
$401.3K – $535.0K
NOI $32,102 @ 7.0% cap · market cap 4.59%
Second Best
Mixed Use
$420.5K
$367.9K – $490.6K
NOI $29,435 @ 7.0% cap · market cap 4.21%
Theoretical Best
Office A
$654.5K
$572.7K – $763.6K
NOI $45,817 @ 7.0% cap · market cap 6.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
117
Businesses Nearby
Explore this area
Business Placement
Demographics for 83669, ID
13,647
Population
5,608
Households
2.4
Avg Household Size
42
Median Age
32%
College-Educated
98%
High-School Grad
22.0 sq mi
ZIP Area
620
Density / Sq Mi
$98,768
Median Household Income
$42,123
Median Earnings
$1,633
Median Rent
$535,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use condo with residential and commercial spaces in Star.
Where is this mixed-use property located?
The property is located at 12545 State St Ste#1 Star, ID.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Mixed‑use condo with residential and commercial spaces.; 1,200 sq ft commercial space with office, ADA bathroom, and break room.; Upper residential space with 2 bedrooms, 2 bathrooms, and open‑concept layout.
