Light Commercial Retail
For Sale
$1,239,000
263 North Woodruff Avenue, Idaho Falls, ID 83401
Retail building with six tenants in Idaho Falls, totaling 7,092 SF and 100% occupancy.
Property Size7,092 SF
Price / SF$174.70
Days on Market49
Property Features for 263 North Woodruff Avenue
General Information
Standard status
Active
Size
7,092 SF
Property subtype
Retail
Zoning
Light Commercial
Occupancy
100%
Building Details
Building Size
7,092 SF
Year Built
1986
Tenancy
Multi
Listing Agency:
SVN | High Desert Commercial
(208) 535-8520
Listed By:
Randy Waters · License #ID #SP31104
Source:
Svnhd
Added: Jul 4
Changed: Aug 14
Last Checked: Aug 21 at 4:25AM
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 SVN | High Desert Commercial
Investment Insights
Based on property information with market context.
This light commercial retail building is configured for six tenants within a 7,092 SF structure built in 1986. The property is listed as 100% occupied.
The center is situated in front of Winco and positioned between Dutch Bros Coffee and Freddys Custard along North Woodruff Avenue in Idaho Falls, ID.
The property is zoned Light Commercial and is offered for sale with reported NOI of $80,512.
The center is situated in front of Winco and positioned between Dutch Bros Coffee and Freddys Custard along North Woodruff Avenue in Idaho Falls, ID.
The property is zoned Light Commercial and is offered for sale with reported NOI of $80,512.
Key Highlights
- 6‑tenant retail building in Idaho Falls totaling 7,092 SF
- Built in 1986
- Zoned Light Commercial
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
$64,351
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
5.19%
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%
$1,287,020
$1.3M
Cap Rate 7%
$919,300
$919.3K
Cap Rate 9%
$715,011
$715.0K
Market Conditions
NOI Build-Up for 7,092 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
$93.6K $13.20/SF
− Vacancy
−$1.7K −$0.24/SF
EGI
$91.9K $12.96/SF
− OpEx
−$27.6K −$3.89/SF
NOI
$64.4K $9.07/SF
Area
Bonneville County, ID
Vacancy
1.80%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
30.00%
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%
$1,287,020
Cap Rate 7%
$919,300
Cap Rate 9%
$715,011
Alternative Uses
Best Use
Retail
$919.3K
$804.4K – $1.07M
NOI $64,351 @ 7.0% cap · market cap 5.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.57M
$1.37M – $1.83M
NOI $109,682 @ 7.0% cap · market cap 8.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
716
Businesses Nearby
224k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 45%
Dining 31%
Shops & Services 20%
Beauty & Spa 3%
WinCo Foods
Groceries
90,196 visits/mo
0.2 miles
Maverik Adventures First Stop
Shops & Services
24,812 visits/mo
0.1 miles
Dutch Bros. Coffee
Dining
21,888 visits/mo
0.1 miles
Jack in the Box
Dining
19,255 visits/mo
0.3 miles
Freddy's Frozen Custard & Steakburgers
Dining
17,277 visits/mo
0.1 miles
Demographics for 83401, ID
47,114
Population
16,026
Households
2.9
Avg Household Size
31
Median Age
30%
College-Educated
90%
High-School Grad
197.3 sq mi
ZIP Area
239
Density / Sq Mi
$75,870
Median Household Income
$35,293
Median Earnings
$1,132
Median Rent
$307,700
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Stryker OFFICE — 560 S Woodruff Ave, Idaho Falls, ID 83401
- Coinstar Kiosk-Inside Winco — winco, 333 n woodruff ave, idaho falls, id 83401
- Coin Cloud Bitcoin ATM — 125 S 25th E, Idaho Falls, ID 83401
- Coinstar Kiosk - Bitcoin ATM — 333 N. Woodruff Ave WinCo, Idaho Falls, ID 83401
- Coinstar Kiosk — winco, 333 n woodruff ave, idaho falls, id 83401
Frequently Asked Questions
What type of property is this?
Shopping center - Retail building with six tenants in Idaho Falls, totaling 7,092 SF and 100% occupancy.
Where is this shopping center located?
The property is located at 263 North Woodruff Avenue Idaho Falls, ID.
What is the asking price?
The asking price for this property is $1,239,000.
What are key features of this property?
This property features: 6‑tenant retail building in Idaho Falls totaling 7,092 SF; Built in 1986; Zoned Light Commercial
