Listing Agency: Silvercreek Realty Group h*@hmboiserealestate.com Show Phone

Listed By: Henry Miller · License #SP45218

Source: Clearwaterproperties

Added: Jul 17 Changed: Aug 24 Last Checked: Aug 24 at 7:37AM

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Investment Insights

Based on property information with market context.

This for-sale property includes two separate commercial retail spaces located in downtown Homedale at 4 & 6 W Owyhee Ave. The unit at 4 W Owyhee Ave is currently tenant-occupied, providing immediate income, and lease details are available upon request.

Seller financing is available for qualified buyers. The property is positioned within Homedale, supported by a strong local agricultural economy and its proximity to the Snake River.

As configured, the asset offers two distinct retail spaces under one ownership, with the benefit of an income-producing tenant in one unit while the second space remains available within the same downtown setting.

Key Highlights

• Two separate downtown commercial retail spaces at 4 and 6 W Owyhee Ave in Homedale
• 4 W Owyhee Ave is currently tenant‑occupied, providing immediate income (lease details available upon request)
• Seller financing available for qualified buyers with flexible terms

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

$26,933

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

7.11%

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%

$538,660 $538.7K

Cap Rate 7%

$384,757 $384.8K

Cap Rate 9%

$299,256 $299.3K

Market Conditions

NOI Build-Up for 2,250 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

$40.5K $18.00/SF

− Vacancy

−$2.0K −$0.90/SF

EGI

$38.5K $17.10/SF

− OpEx

−$11.5K −$5.13/SF

NOI

$26.9K $11.97/SF

Area

Owyhee County, ID

Vacancy

5.00%

Lease Rate

$18.00 /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%

$538,660

Cap Rate 7%

$384,757

Cap Rate 9%

$299,256

Alternative Uses

Best Use

Retail

$384.8K

$336.7K – $448.9K (±1% cap)

NOI $26,933 @ 7.0% cap · market cap 7.11%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$569.2K

$498.0K – $664.0K (±1% cap)

NOI $39,841 @ 7.0% cap · market cap 10.51%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

GORDOS CARNICERIA Y ... Restaurant

Suggested Use

Top Pick Real Estate Agency Auto Parts Store Law Firm Kitchen & Bath Showroom Grocery & Convenience Store (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

252

Businesses Nearby

42k

Monthly Visits Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 49% Groceries 41% Dining 7% Home Improvements & Furnishings 3%

Albertsons Groceries

17,002 visits/mo 0.2 miles

Jacksons Shops & Services

7,357 visits/mo 0.2 miles

Family Dollar Shops & Services

6,052 visits/mo 0.3 miles

U.S. Bank Shops & Services

2,958 visits/mo 0.2 miles

SUBWAY Dining

2,900 visits/mo 0.4 miles

Demographics for 83628, ID

4,996

Population

1,704

Households

2.9

Avg Household Size

37

Median Age

14%

College-Educated

85%

High-School Grad

63.1 sq mi

ZIP Area

79

Density / Sq Mi

$62,063

Median Household Income

$28,534

Median Earnings

$943

Median Rent

$233,300

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

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Similar Off Market Nearby

• Albertsons Floral — 20 E Wyoming Ave, Homedale, ID 83628

Frequently Asked Questions

What type of property is this?

Storefront property - Two separate downtown retail spaces at 4 & 6 W Owyhee Ave, with one unit currently tenant-occupied.

Where is this storefront property located?

The property is located at 4 & 6 Owyhee Ave Homedale, ID.

What is the asking price?

The asking price for this property is $379,000.

What are key features of this property?

This property features: Two separate downtown commercial retail spaces at 4 and 6 W Owyhee Ave in Homedale; 4 W Owyhee Ave is currently tenant‑occupied, providing immediate income (lease details available upon request); Seller financing available for qualified buyers with flexible terms