Idaho Falls Commercial
For Sale
$4,200,000
Pending
1445 E Lincoln Rd, Idaho Falls, ID 83401
33,000 sq. ft. commercial building in premier retail district.
Property Size33,000 SF
Days on Market111
Property Features for 1445 E Lincoln Rd
General Information
Standard status
Pending
Size
33,000 SF
Taxes and HOA fees
Annual Taxes
$15,542
Listing Agency:
Premier Properties Real Estate Co.
(208) 220-1911
Listed By:
Michael Wheelock · License #SP00023523
(208) 220-1911
Source:
Exprealty
Added: May 13
Changed: Aug 20
Last Checked: Aug 30 at 10:58PM
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 Premier Properties Real Estate Co.
Investment Insights
Based on property information with market context.
This is a 33,000 sq. ft. commercial building situated in Idaho Falls' premier retail district. The property includes approximately 20,000 sq. ft. of showroom space, 1,200 sq. ft. of office space, and 10,000 sq. ft. of shop space. A bonus mezzanine is included, suitable for additional storage or workspace. The property also features approximately 2,800 sq. ft. of covered vehicle and equipment storage and a full security system. The versatility, visibility, and functionality of this building make it a rare investment or owner-user opportunity.
Key Highlights
- High‑quality 33,000 sq. ft. commercial building in Idaho Falls' premier retail district.
- Features approximately 20,000 sq. ft. of showroom space.
- Includes 10,000 sq. ft. of shop space with a bonus mezzanine.
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
$299,431
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
7.13%
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%
$5,988,620
$6.0M
Cap Rate 7%
$4,277,586
$4.3M
Cap Rate 9%
$3,327,011
$3.3M
Market Conditions
NOI Build-Up for 33,000 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
$435.6K $13.20/SF
− Vacancy
−$7.8K −$0.24/SF
EGI
$427.8K $12.96/SF
− OpEx
−$128.3K −$3.89/SF
NOI
$299.4K $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%
$5,988,620
Cap Rate 7%
$4,277,586
Cap Rate 9%
$3,327,011
Alternative Uses
Best Use
Retail
$4.28M
$3.74M – $4.99M
NOI $299,431 @ 7.0% cap · market cap 7.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.29M
$6.38M – $8.51M
NOI $510,365 @ 7.0% cap · market cap 12.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
521
Businesses Nearby
31k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 60%
Dining 31%
Home Improvements & Furnishings 8%
Sinclair
Shops & Services
13,251 visits/mo
0.2 miles
Burger King
Dining
8,419 visits/mo
0.5 miles
Chevron
Shops & Services
4,073 visits/mo
0.4 miles
Sherwin-Williams Paint Store
Home Improvements & Furnishings
1,393 visits/mo
0.4 miles
Domino's Pizza
Dining
1,357 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
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Similar Off Market Nearby
- United concrete polishing & Gaches Flooring — 1550 jones st. #dj, idaho falls, id 83401
- United Concrete Polishing — 1352 E Lincoln Rd, Idaho Falls, ID 83401
- Marshall's Tile — 2010 N Woodruff Ave, Idaho Falls, ID 83401
Frequently Asked Questions
What type of property is this?
Showroom - 33,000 sq. ft. commercial building in premier retail district.
Where is this showroom located?
The property is located at 1445 E Lincoln Rd Idaho Falls, ID.
What is the asking price?
The asking price for this property is $4,200,000.
What are key features of this property?
This property features: High‑quality 33,000 sq. ft. commercial building in Idaho Falls' premier retail district.; Features approximately **20,000 sq. ft. of showroom space.**; Includes 10,000 sq. ft. of shop space with a bonus mezzanine.
