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    160 E 2ND S Soda Springs, ID 83276

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    For Sale
    $395,000

    Commercial building with retail, restaurant, and office space potential.

    Type:Commercial/Industrial
    Lot size:
    0.21 Acres
    Added:
    Mar 12, 2026
    Days on Market:
    21
    Last Refresh:
    Mar 22 at 2:59 am

    Property Features for 160 E 2ND S

    General Information

    Standard status
    Active
    Lot size
    0.21 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1974

    We can help!

    Listing Contact
    Alana Burns
    Alana Burns

    Listing agent Alana Burns License #49392

    Listing office Guardian Realty LLC

    Listing date Mar 12, 2026

    Source Exitrealty

    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 Guardian Realty LLC

    Overview

    Commercial Building in Soda Springs

    This commercial building is located in the heart of Soda Springs, with an ideal location on the main highway. The C2 building code allows for many potential uses, including retail, a restaurant, or office space. The building could accommodate a business with space to lease out to other companies. The stylish entrance and front lobby feature a pitched roofline and windows with stained glass. Behind the spacious front lobby is open space with vaulted ceilings. A back-area addition was built in 2016, along with updated plumbing, wiring, and an electrical panel. New copper piping was added to the sewer line in 2017, and a new furnace was installed in 2022. The bathroom was updated in 2023, and a new water heater was installed and asphalt resurfaced in 2024. Also included are 2 industrial sized coolers and a large work table. This durable steel structure has 2 separate entrances. Parking is available behind the building and in front of the building. The asking price is for real estate only.
    Location Intelligence

    Current Use by Public Records

    Soda Springs Floral (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Soda Springs Floral — U.S. 30, 160 E 2nd S, Soda Springs, ID 83276
    • The Flower Box — 120 S Main St, Soda Springs, ID 83276
    • Broulim's — 89 W 2nd S, Soda Springs, ID 83276

    Location Insight

    • Map
    • Local Demand
    City
    Soda Springs
    County
    Caribou
    State
    Idaho
    Longitude
    -111.596
    Latitude
    42.6562

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      Commercial Building in Soda Springs

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    FAQs

    What type of property is this?
    Storefront property - Commercial building with retail, restaurant, and office space potential.
    Where is this storefront property located?
    The property is located at 160 E 2ND S Soda Springs, ID.
    What is the asking price?
    The asking price for this property is $395,000.
    What are key features of this property?
    This property features: Ideal location on the main highway in Soda Springs with high visibility.; Versatile C2 zoning allows for a wide range of commercial uses.; Recent significant updates including a new furnace (2022), bathroom update (2023), new water heater and resurfaced asphalt (2024).
    (208) 254-0118
    We can help!
    Listing Contact
    Alana Burns
    Alana Burns
    Real Estate License ID: 49392
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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