Building Details

Year built 2011

Floors in Building 1

Building materials Frame, Wood Siding

Roof type Metal

Listing Agency: Victory Realty V***@VictoryRealtyIdaho.com Show Phone

Listed By: Amanda Callahan · License #SP46722 Show Phone

Added: Mar 25 Changed: Sep 13 Last Checked: Sep 13 at 5:06PM

Report an Issue

MLS# 98979387

Copyright © 2026 Intermountain Multiple Listing Service. 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 mixed-use commercial property combines a restaurant, grocery store, and ice cream shop within a 3,900-square-foot building on 0.6 acres. The restaurant has an open interior layout, while the grocery component serves everyday community shopping needs and the ice cream shop offers scoops and milkshakes. Outdoor amenities include a patio, seating area, and covered porch. Customer parking is available on the property.

Located at 200 Main Street in downtown Idaho City, the property benefits from a central setting serving local residents, visitors, and tourists. Constructed in 2011, the building features frame construction with wood siding, a metal roof, central air, electric forced-air heating, propane utilities, and an accessible approach with ramp.

Key Highlights

• Combined restaurant, grocery store, and ice cream shop
• 3,900‑square‑foot commercial building on 0.6 acres
• Restaurant includes an open interior layout

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

$53,633

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

4.13%

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%

$1,072,660 $1.1M

Cap Rate 7%

$766,186 $766.2K

Cap Rate 9%

$595,922 $595.9K

Market Conditions

NOI Build-Up for 3,900 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

$74.9K $19.20/SF

− Vacancy

−$3.4K −$0.86/SF

EGI

$71.5K $18.34/SF

− OpEx

−$17.9K −$4.58/SF

NOI

$53.6K $13.75/SF

Area

Boise County, ID

Vacancy

4.50%

Lease Rate

$19.20 /SF/Yr

Expense Ratio

25.00%

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%

$1,072,660

Cap Rate 7%

$766,186

Cap Rate 9%

$595,922

Alternative Uses

Best Use

Specialty Retail

$766.2K

$670.4K – $893.9K (±1% cap)

NOI $53,633 @ 7.0% cap · market cap 4.13%

Second Best

Mixed Use

$692.0K

$605.5K – $807.3K (±1% cap)

NOI $48,438 @ 7.0% cap · market cap 3.73%

Theoretical Best

Office A

$986.5K

$863.2K – $1.15M (±1% cap)

NOI $69,058 @ 7.0% cap · market cap 5.31%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

Current Use

Conventional restaurants

Suggested Use

Top Pick HVAC Service Auto Parts Store Building Supply Grocery & Convenience Store Garden Center Storage Facility

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

145

Businesses Nearby

Explore this area Business Placement

Demographics for 83631, ID

1,317

Population

1,115

Households

1.2

Avg Household Size

52

Median Age

26%

College-Educated

98%

High-School Grad

168.5 sq mi

ZIP Area

8

Density / Sq Mi

$80,968

Median Household Income

$47,016

Median Earnings

$776

Median Rent

$373,500

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Includes grocery retail, an ice cream shop, and covered outdoor seating in a downtown commercial setting.

Where is this mixed-use property located?

The property is located at 200 Main Street Idaho City, ID.

What is the asking price?

The asking price for this property is $1,300,000.

What are key features of this property?

This property features: Combined restaurant, grocery store, and ice cream shop; 3,900‑square‑foot commercial building on 0.6 acres; Restaurant includes an open interior layout