Insulated Flex Garage
New
For Sale
$399,900
16983 TULIP, Post Falls, ID 83854
Gated, access-controlled flex unit with dedicated power, vehicle storage capability, and shared clubhouse facilities.
Property Size1,500 SF
Price / SF$266.60
Days on Market4
Property Features for 16983 TULIP
General Information
Standard status
Active
Size
1,500 SF
Property subtype
Commercial
Amenities
Garage: Paved
0.00
Paved
Building Details
Year Built
2026
Listing Agency:
Coldwell Banker Schneidmiller Realty
(208) 659-6527
Listed By:
Greg Rowley · License #SP39746
Source:
Clearwaterproperties
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 10 at 5:23AM
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 Coldwell Banker Schneidmiller Realty
Investment Insights
Based on property information with market context.
This 1,500-square-foot flex garage condo is scheduled for construction in 2026 at 16983 Tulip in Post Falls, Idaho. The fully insulated unit includes R19 walls and doors, an R35 ceiling, LED lighting, a 100-inch ceiling fan, a natural gas 125,000 BTU heater, and a 16-by-14-foot insulated steel overhead door with remote opener. Electrical service includes three-phase 200-amp power, a dedicated circuit, and 50-amp RV or boat outlets.
The facility is gated and provides 24/7 access, video surveillance, and individual-unit smart technology. Shared improvements include private restrooms and a clubhouse with a pool table, virtual golf, dartboard, office suites, conference room, and kitchenette. Unit customization options include floor coating, paint, a car lift, and mezzanine or loft additions. Units may also be combined into 25-by-100-foot drive-through or 50-by-50-foot configurations. The property supports vehicle, boat, RV, hobby, light industrial, and investment uses.
The facility is gated and provides 24/7 access, video surveillance, and individual-unit smart technology. Shared improvements include private restrooms and a clubhouse with a pool table, virtual golf, dartboard, office suites, conference room, and kitchenette. Unit customization options include floor coating, paint, a car lift, and mezzanine or loft additions. Units may also be combined into 25-by-100-foot drive-through or 50-by-50-foot configurations. The property supports vehicle, boat, RV, hobby, light industrial, and investment uses.
Key Highlights
- 1,500 SF fully insulated flex garage condo with R19 walls/doors and R35 ceiling
- Three‑phase 200‑amp electrical service with dedicated circuit and 50‑amp RV/boat outlets
- 16'x14' insulated steel overhead door with remote opener
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
$13,098
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
3.28%
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%
$261,960
$262.0K
Cap Rate 7%
$187,114
$187.1K
Cap Rate 9%
$145,533
$145.5K
Market Conditions
NOI Build-Up for 1,500 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
$19.8K $13.20/SF
− Vacancy
−$1.1K −$0.73/SF
EGI
$18.7K $12.47/SF
− OpEx
−$5.6K −$3.74/SF
NOI
$13.1K $8.73/SF
Area
Kootenai County, ID
Vacancy
5.50%
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%
$261,960
Cap Rate 7%
$187,114
Cap Rate 9%
$145,533
Alternative Uses
Best Use
Self Storage
$187.1K
$163.7K – $218.3K
NOI $13,098 @ 7.0% cap · market cap 3.28%
Second Best
Warehouse
$155.4K
$136.0K – $181.3K
NOI $10,878 @ 7.0% cap · market cap 2.72%
Theoretical Best
Office A
$325.4K
$284.7K – $379.6K
NOI $22,777 @ 7.0% cap · market cap 5.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 83854, ID
49,040
Population
20,440
Households
2.4
Avg Household Size
37
Median Age
23%
College-Educated
92%
High-School Grad
77.6 sq mi
ZIP Area
632
Density / Sq Mi
$72,820
Median Household Income
$41,223
Median Earnings
$1,311
Median Rent
$433,700
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 - Gated, access-controlled flex unit with dedicated power, vehicle storage capability, and shared clubhouse facilities.
Where is this flex space located?
The property is located at 16983 TULIP Post Falls, ID.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 1,500 SF fully insulated flex garage condo with R19 walls/doors and R35 ceiling; Three‑phase 200‑amp electrical service with dedicated circuit and 50‑amp RV/boat outlets; 16'x14' insulated steel overhead door with remote opener
