Two-Building Industrial Warehouse
For Sale
$3,400,000
20079 Simplot Blvd, Caldwell, ID 83607
Commercial Sale, Caldwell, ID
Property Size10,000 SF
Lot Size7.47 Acres
Price / SF$340
Days on Market109
Property Features for 20079 Simplot Blvd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Ag - Future Use INDUST.
Lot features
5 - 9.9 Acres
Directions
From Caldwell, Simplot Blvd West to Address
Standard status
Active
APN
R36323010A0
Size
10,000 SF
Lot size
7.47 Acres
Amenities
climate controlled scale house/office
80' certified truck scale
Pioneer Irrigation shares available
Building Details
Year built
1998
Building materials
Frame, Steel Siding
Listing Agency:
KW Commercial · Keller Williams Realty
(208) 475-1313
Listed By:
Gregory Davis · License #SP32434
(208) 739-3175
Added: May 28
Changed: Sep 13
Last Checked: Sep 13 at 4:06PM
MLS# 98988096
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 industrial warehouse property encompasses 7.47 acres and includes two Quonset-type warehouse buildings totaling 10,000 square feet. The structures sit on 8-inch concrete slabs, measure approximately 150 feet by 50 feet and 50 feet by 50 feet, and are served by 200 amp, three-phase power. Frame construction and steel siding are present, with the improvements dating to 1998.
Additional facilities include a climate-controlled scale house and office with a restroom, plus an 80-foot certified truck scale. The property has rail frontage and the potential to add a rail spur. It is located at 20079 Simplot Blvd in Caldwell, Idaho, within the Simplot Blvd Industrial Corridor and just east of Notus Road. Pioneer Irrigation shares are also available.
Additional facilities include a climate-controlled scale house and office with a restroom, plus an 80-foot certified truck scale. The property has rail frontage and the potential to add a rail spur. It is located at 20079 Simplot Blvd in Caldwell, Idaho, within the Simplot Blvd Industrial Corridor and just east of Notus Road. Pioneer Irrigation shares are also available.
Key Highlights
- 7.47 +/- acres at 20079 Simplot Blvd, Caldwell, ID 83607
- Two warehouse buildings totaling 10,000 square feet
- Buildings measure 150' x 50' and 50' x 50'
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
$103,352
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
3.04%
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%
$2,067,040
$2.1M
Cap Rate 7%
$1,476,457
$1.5M
Cap Rate 9%
$1,148,356
$1.1M
Market Conditions
NOI Build-Up for 10,000 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
$126.0K $12.60/SF
− Vacancy
−$4.4K −$0.44/SF
EGI
$121.6K $12.16/SF
− OpEx
−$18.2K −$1.82/SF
NOI
$103.4K $10.34/SF
Area
Canyon County, ID
Vacancy
3.50%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
15.00%
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%
$2,067,040
Cap Rate 7%
$1,476,457
Cap Rate 9%
$1,148,356
Alternative Uses
Best Use
Warehouse
$1.48M
$1.29M – $1.72M
NOI $103,352 @ 7.0% cap · market cap 3.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.66M
$2.33M – $3.11M
NOI $186,446 @ 7.0% cap · market cap 5.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 83607, ID
36,024
Population
11,858
Households
3
Avg Household Size
35
Median Age
23%
College-Educated
87%
High-School Grad
230.0 sq mi
ZIP Area
157
Density / Sq Mi
$80,170
Median Household Income
$40,259
Median Earnings
$1,404
Median Rent
$385,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial site with rail frontage, warehouse improvements, truck scale, and dedicated office support space.
Where is this warehouse located?
The property is located at 20079 Simplot Blvd Caldwell, ID.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: 7.47 +/- acres at 20079 Simplot Blvd, Caldwell, ID 83607; Two warehouse buildings totaling 10,000 square feet; Buildings measure 150' x 50' and 50' x 50'
