Self-Storage Condo with Oversized
For Sale
$95,000
498 W GARWOOD Rd, Rathdrum, ID 83858
Commercial Sale, Commercial Condo, Rathdrum, ID
Property Size733 SF
Lot Size0.11 Acres
Price / SF$129.60
Days on Market15
Property Features for 498 W GARWOOD Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
LIGHT INDUSTRIA
Security features
Security System
Basement
Crawl Space
Lot features
Level
View
Territorial
Directions
From Cd'A - HWY 95 (north) to Garwood Road (west) to Hayden Lake Executive Storage on left
Subdivision
04 - Rathdrum/Twin Lakes
Standard status
Active
APN
035150022290
Size
733 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
HL EXEC RV & BOAT CONDOS (AMENDED), UNIT 229 BLDG 2, UNDIV INT IN COMMON AREA 2552N04W
Tax Annual Amount
393
Legal Description
HL EXEC RV & BOAT CONDOS (AMENDED), UNIT 229 BLDG 2, UNDIV INT IN COMMON AREA 2552N04W
Utilities
Heating system
Electric (Heating)
Amenities
video security
gated
Building Details
Year built
2009
Building materials
Steel Frame
Roof type
Aluminum
Architectural style
Other
Listing Agency:
Coldwell Banker Schneidmiller Realty · Coldwell Banker Real Estate
(800) 829-2555
Listed By:
Ray Cross · License #SP77198
(208) 719-6129
Added: Aug 19
Last Checked: Sep 2 at 11:06AM
MLS# 26-8542
Copyright © 2026 Coeur d'Alene Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 733-square-foot commercial condominium is configured for vehicle, boat, RV, and equipment storage. The steel-frame unit was built in 2009 and includes concrete flooring, overhead fluorescent lighting, electric heating, and a 14-foot garage door. Interior clearance exceeds 25 feet at the rear, accommodating larger stored items and vehicles. The property also features an aluminum roof and LIGHT INDUSTRIA zoning.
The unit is south-facing within the Hayden Lake Executive Boat & RV Storage complex, with access from Hwy 95 and Garwood Rd. The paved, gated facility provides full video security and a fire sprinkler system. HOA dues include electrical usage, ground maintenance, and snow removal. The property is located in Rathdrum, Kootenai County, Idaho.
The unit is south-facing within the Hayden Lake Executive Boat & RV Storage complex, with access from Hwy 95 and Garwood Rd. The paved, gated facility provides full video security and a fire sprinkler system. HOA dues include electrical usage, ground maintenance, and snow removal. The property is located in Rathdrum, Kootenai County, Idaho.
Key Highlights
- 733 SF commercial condominium
- 14 ft garage door accommodates larger vehicles, boats, or RVs
- Rear ceiling height of over 25 ft
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
$6,400
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
6.74%
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%
$128,000
$128.0K
Cap Rate 7%
$91,429
$91.4K
Cap Rate 9%
$71,111
$71.1K
Market Conditions
NOI Build-Up for 733 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
$9.7K $13.20/SF
− Vacancy
−$532 −$0.73/SF
EGI
$9.1K $12.47/SF
− OpEx
−$2.7K −$3.74/SF
NOI
$6.4K $8.73/SF
Area
Kootenai County, ID
Vacancy
5.50%
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%
$128,000
Cap Rate 7%
$91,429
Cap Rate 9%
$71,111
Alternative Uses
Best Use
Self Storage
$91.4K
$80.0K – $106.7K
NOI $6,400 @ 7.0% cap · market cap 6.74%
Second Best
Warehouse
$75.9K
$66.5K – $88.6K
NOI $5,316 @ 7.0% cap · market cap 5.60%
Theoretical Best
Office A
$159.0K
$139.1K – $185.5K
NOI $11,130 @ 7.0% cap · market cap 11.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Sprinkler system
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
45
Businesses Nearby
Explore this area
Business Placement
Demographics for 83858, ID
17,113
Population
7,660
Households
2.2
Avg Household Size
41
Median Age
25%
College-Educated
92%
High-School Grad
112.1 sq mi
ZIP Area
153
Density / Sq Mi
$93,006
Median Household Income
$38,717
Median Earnings
$1,244
Median Rent
$452,700
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - Steel-frame storage condominium with gated access, video security, concrete floors, and tall interior clearance.
Where is this self storage facility located?
The property is located at 498 W GARWOOD Rd Rathdrum, ID.
What is the asking price?
The asking price for this property is $95,000.
What are key features of this property?
This property features: 733 SF commercial condominium; 14 ft garage door accommodates larger vehicles, boats, or RVs; Rear ceiling height of over 25 ft
