Flex Space Building with Showroom and
For Sale
$4,200,000
Pending
1445 E Lincoln, Idaho Falls, ID 83401
COMMERCIAL - Idaho Falls, ID
Property Size33,000 SF
Lot Size2.65 Acres
Days on Market72
Property Features for 1445 E Lincoln
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
General Zoning: Bonneville Gen Com, Specific Zoning: Bonneville-C2-General Commerci
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 1, Bathroom 3
Parking features
Off Street
Security features
Security System
Exterior features
Lighting
Accessibility
Accessible Approach with Ramp
Subdivision
Hollipark-Bon
Lot features
High Traffic, Concrete Curbing, Established Lawn, Many Trees, Sprinkler System Full, Level
Directions
Yellowstone to Lincoln
Standard status
Pending
APN
RPA0921001040B
Size
33,000 SF
Lot size
2.65 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
See attached Exhibit A
Tax Annual Amount
15542
Legal Description
See attached Exhibit A
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
security system
Building Details
Year built
2000
Floors in Building
1
Building materials
Metal Frame, Metal Siding, Stone
Roof type
Metal
Listing Agency:
Premier Properties Real Estate Co.
(208) 232-5025
Listed By:
Michael Wheelock · License #SP00023523
(208) 232-5025
Added: Jun 11
Changed: Aug 4
Last Checked: Aug 21 at 10:06PM
MLS# 2186273
Copyright © 2026 Snake River Regional MLS. 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.
A flex space commercial building offering a versatile mix of showroom, office, and shop space. 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 with a bonus mezzanine for additional storage or workspace. An additional approximately 2,800 sq. ft. of covered vehicle and equipment storage supports a wide range of business needs.
The building is constructed with metal frame and metal siding with stone elements, and features a metal roof. It is heated with natural gas and cooled with central air. Exterior lighting is included, and parking is off-street. Accessibility is supported by an accessible approach with ramp, and public water and public sewer are available. A full security system is also in place.
Built in 2000, this property sits on 2.65 acres in Idaho Falls, positioned within the premier retail district per the remarks, at 1445 E Lincoln. The combination of covered storage, showroom presence, and shop functionality can suit an owner-user or flexible tenant configuration.
The building is constructed with metal frame and metal siding with stone elements, and features a metal roof. It is heated with natural gas and cooled with central air. Exterior lighting is included, and parking is off-street. Accessibility is supported by an accessible approach with ramp, and public water and public sewer are available. A full security system is also in place.
Built in 2000, this property sits on 2.65 acres in Idaho Falls, positioned within the premier retail district per the remarks, at 1445 E Lincoln. The combination of covered storage, showroom presence, and shop functionality can suit an owner-user or flexible tenant configuration.
Key Highlights
- 2.65‑acre flex space property with 33,000 sq. ft. total building area
- Approximately 20,000 sq. ft. showroom space plus 10,000 sq. ft. shop space with bonus mezzanine
- 1,200 sq. ft. office space for administration or support functions
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
Flex RnD
$2.91M
$2.54M – $3.39M
NOI $203,475 @ 7.0% cap · market cap 4.84%
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
Balanced
Demand for This Use
Explore this area
Business Placement
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 Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flex space building featuring showroom, office, shop, and covered vehicle storage with central air and natural gas heating.
Where is this flex space located?
The property is located at 1445 E Lincoln 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: 2.65‑acre flex space property with 33,000 sq. ft. total building area; Approximately 20,000 sq. ft. showroom space plus 10,000 sq. ft. shop space with bonus mezzanine; 1,200 sq. ft. office space for administration or support functions
