Office Building With Data
For Sale
$3,550,000
Pending
1425 Higham St, Idaho Falls, ID 83402
Climate-controlled data room, city fiber connectivity, and an outdoor yard support specialized office operations.
Property Size23,500 SF
Days on Market626
Property Features for 1425 Higham St
General Information
Standard status
Pending
Size
23,500 SF
Taxes and HOA fees
Annual Taxes
$35,502
Listing Agency:
Venture One Properties
(208) 521-4564
Listed By:
Shane Murphy · License #DB24210
(208) 521-4564
Source:
Exprealty
Added: Dec 13, 2024
Changed: Aug 30
Last Checked: Aug 30 at 6:30PM
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 Venture One Properties
Investment Insights
Based on property information with market context.
Located at 1425 Higham St in Idaho Falls, this office property within the INL Campus HUB includes a climate-controlled data room and city fiber connectivity. The property is described as meeting government requirements, supporting users with specialized operational needs.
An outdoor yard extends from the property, with direct access to the Freeman Park river walking path. The rear yard provides views of the Snake River, while access to the city center, local amenities, and major highways adds transportation convenience. The property size is reported as 23,500.
An outdoor yard extends from the property, with direct access to the Freeman Park river walking path. The rear yard provides views of the Snake River, while access to the city center, local amenities, and major highways adds transportation convenience. The property size is reported as 23,500.
Key Highlights
- Climate‑controlled data room for specialized office operations
- City fiber connectivity
- Located within the INL Campus HUB
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
$254,646
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
7.17%
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%
$5,092,920
$5.1M
Cap Rate 7%
$3,637,800
$3.6M
Cap Rate 9%
$2,829,400
$2.8M
Market Conditions
NOI Build-Up for 23,500 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
$394.8K $16.80/SF
− Vacancy
−$55.3K −$2.35/SF
EGI
$339.5K $14.45/SF
− OpEx
−$84.9K −$3.61/SF
NOI
$254.6K $10.84/SF
Area
Bonneville County, ID
Vacancy
14.00%
Lease Rate
$16.80 /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%
$5,092,920
Cap Rate 7%
$3,637,800
Cap Rate 9%
$2,829,400
Alternative Uses
Best Use
Office B
$3.64M
$3.18M – $4.24M
NOI $254,646 @ 7.0% cap · market cap 7.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.19M
$4.54M – $6.06M
NOI $363,442 @ 7.0% cap · market cap 10.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
224
Businesses Nearby
Explore this area
Business Placement
Demographics for 83402, ID
28,452
Population
11,983
Households
2.4
Avg Household Size
34
Median Age
31%
College-Educated
92%
High-School Grad
171.0 sq mi
ZIP Area
166
Density / Sq Mi
$72,064
Median Household Income
$35,593
Median Earnings
$904
Median Rent
$301,400
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?
Office building - Climate-controlled data room, city fiber connectivity, and an outdoor yard support specialized office operations.
Where is this office building located?
The property is located at 1425 Higham St Idaho Falls, ID.
What is the asking price?
The asking price for this property is $3,550,000.
What are key features of this property?
This property features: Climate‑controlled data room for specialized office operations; City fiber connectivity; Located within the INL Campus HUB
