Single-Tenant Office
For Sale
$10,900,000
765/775 Lindsay Blvd, Idaho Falls, ID 83402
Two-building office investment with leased government occupancy and direct I-15 access.
Property Size68,350 SF
Price / SF$159.47
Days on Market626
Property Features for 765/775 Lindsay Blvd
General Information
Standard status
Active
Size
68,350 SF
Taxes and HOA fees
Annual Taxes
$50,460
Listing Agency:
Venture One Properties
(208) 542-7979
Listed By:
Shane Murphy · License #DB24210
(208) 542-7979
Source:
Exprealty
Added: Dec 13, 2024
Changed: Aug 30
Last Checked: Aug 30 at 1:59PM
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.
This two-building office property contains approximately 68,350 SF of leased space occupied by a single government tenant. The asset is configured as a single-tenant investment with substantial on-site parking and an established tenancy profile.
The property is positioned within Idaho Falls’ INL Campus District, with direct access to I-15. Downtown amenities, hotels, dining, and the Snake River Greenbelt are nearby, providing convenient access to surrounding services and recreation.
The property is positioned within Idaho Falls’ INL Campus District, with direct access to I-15. Downtown amenities, hotels, dining, and the Snake River Greenbelt are nearby, providing convenient access to surrounding services and recreation.
Key Highlights
- Approximately 68,350 SF across two office buildings
- Single‑tenant property leased to a government occupant
- Direct access to I‑15
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
$740,641
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
6.79%
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%
$14,812,820
$14.8M
Cap Rate 7%
$10,580,586
$10.6M
Cap Rate 9%
$8,229,344
$8.2M
Market Conditions
NOI Build-Up for 68,350 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
$1.15M $16.80/SF
− Vacancy
−$160.8K −$2.35/SF
EGI
$987.5K $14.45/SF
− OpEx
−$246.9K −$3.61/SF
NOI
$740.6K $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%
$14,812,820
Cap Rate 7%
$10,580,586
Cap Rate 9%
$8,229,344
Alternative Uses
Best Use
Office B
$10.58M
$9.26M – $12.34M
NOI $740,641 @ 7.0% cap · market cap 6.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$15.10M
$13.21M – $17.62M
NOI $1,057,074 @ 7.0% cap · market cap 9.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,113
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Two-building office investment with leased government occupancy and direct I-15 access.
Where is this office building located?
The property is located at 765/775 Lindsay Blvd Idaho Falls, ID.
What is the asking price?
The asking price for this property is $10,900,000.
What are key features of this property?
This property features: Approximately 68,350 SF across two office buildings; Single‑tenant property leased to a government occupant; Direct access to I‑15
