14-Bed Assisted Living
New
For Sale
$1,050,000
185 Constellation Drive, Idaho Falls, ID 83402
Residential Income, Idaho Falls, ID
Property Size3,984 SF
Lot Size2.00 Acres
Price / SF$263.55
Days on Market6
Property Features for 185 Constellation Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
General Zoning: If Residence 3 A, Specific Zoning: Idaho Falls-R3a-Res Mixed Use
Bedrooms
16
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 15, Bedroom 3, Bedroom 12, Bedroom 14, Bedroom 8, Bathroom 2, Bathroom 3, Bedroom 6, Bathroom 4, Bedroom 4, Bedroom 9, Bedroom 1, Bedroom 10, Bedroom 13, Bedroom 11, Bedroom 5, Bedroom 16, Bathroom 1, Bedroom 7, Bedroom 2
Accessibility
Accessible Approach with Ramp
Appliances
Common Water Heaters
Subdivision
Westside Townhomes-Bon
Elementary school
Westside 91EL
Middle school
Eagle Rock 91JH
High school
Idaho Falls 91HS
Directions
From Reeds dairy driving West on Broadway property on your left before stop light.
Standard status
Active
APN
RPA2690001002V
Size
3,984 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
CTR 24,481 SQ FT LOT 2, BLOCK 1, WESTRIDGE NE1/4, SEC 22, T 2N, R 37
Tax Annual Amount
11368
Legal Description
CTR 24,481 SQ FT LOT 2, BLOCK 1, WESTRIDGE NE1/4, SEC 22, T 2N, R 37
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
2017
Number of units
16
Building materials
Frame, Vinyl Siding
Listing Agency:
Silvercreek Realty Group
(208) 523-6111
Listed By:
Ryan Hatch · License #57178
(208) 201-4887
Added: Sep 22
Last Checked: Sep 27 at 12:06PM
MLS# 2189414
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.
This 14-bed assisted living facility contains 3,984 square feet on a 2-acre parcel and was built in 2017. The building uses frame construction with vinyl siding and includes central air conditioning, natural-gas heating, and common water heaters. An accessible approach with ramp supports property access.
The facility is located at 185 Constellation Drive in Idaho Falls, Bonneville County, Idaho. Public water and public sewer serve the property. The offering may be acquired individually or considered with five additional assisted living homes and one 16-bed facility that together form an 86-bed portfolio. An existing assisted living business and operations may also be available, including a contract with Idaho Medicaid.
The facility is located at 185 Constellation Drive in Idaho Falls, Bonneville County, Idaho. Public water and public sewer serve the property. The offering may be acquired individually or considered with five additional assisted living homes and one 16-bed facility that together form an 86-bed portfolio. An existing assisted living business and operations may also be available, including a contract with Idaho Medicaid.
Key Highlights
- 14‑bed assisted living facility with 3,984 square feet
- 2‑acre parcel at 185 Constellation Drive, Idaho Falls
- Built in 2017 with frame construction and vinyl siding
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
$30,354
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
2.89%
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%
$607,080
$607.1K
Cap Rate 7%
$433,629
$433.6K
Cap Rate 9%
$337,267
$337.3K
Market Conditions
NOI Build-Up for 3,984 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
$57.4K $14.40/SF
− Vacancy
−$2.2K −$0.55/SF
EGI
$55.2K $13.85/SF
− OpEx
−$24.8K −$6.23/SF
NOI
$30.4K $7.62/SF
Area
Bonneville County, ID
Vacancy
3.80%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
45.00%
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%
$607,080
Cap Rate 7%
$433,629
Cap Rate 9%
$337,267
Alternative Uses
Best Use
Apartment 5plus
$433.6K
$379.4K – $505.9K
NOI $30,354 @ 7.0% cap · market cap 2.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$880.2K
$770.2K – $1.03M
NOI $61,615 @ 7.0% cap · market cap 5.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
75
Businesses Nearby
Well-served
Demand for This Use
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
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Single-site care facility with central air, natural-gas heating, and ramp access.
Where is this assisted living facility located?
The property is located at 185 Constellation Drive Idaho Falls, ID.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 14‑bed assisted living facility with 3,984 square feet; 2‑acre parcel at 185 Constellation Drive, Idaho Falls; Built in 2017 with frame construction and vinyl siding
