Office Unit with Road
New
For Sale
$795,000
2040 S Eagle Road, Meridian, ID 83642
Commercial Sale, Meridian, ID
Property Size1,759 SF
Price / SF$451.96
Days on Market7
Property Features for 2040 S Eagle Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
City of Meridian C-C
Exterior features
Paved Outside Area
Accessibility
Accessible Approach with Ramp
Lot features
Lawn Sprinklers, On City Bus Route
Directions
From I-84, south on Eagle Road located on the east side of Eagle Road
Standard status
Active
APN
R3195660080
Size
1,759 SF
Taxes and HOA fees
Tax Description
Unit 10 Goldstone Center Condo AMD 01
Tax Annual Amount
2150
Legal Description
Unit 10 Goldstone Center Condo AMD 01
Utilities
Utilities
Propane
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
2002
Floors in Building
1
Flooring type
Concrete
Building materials
Masonry, Stucco
Roof type
Composition
Listing Agency:
Coldwell Banker Tomlinson · Coldwell Banker Real Estate
(208) 336-3393
Listed By:
Rick Mcgraw · License #AB17400
(208) 880-8889
Added: Sep 4
Changed: Sep 9
Last Checked: Sep 10 at 3:06PM
MLS# 99000217
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 1,759-square-foot office condominium was built in 2002 and features masonry and stucco construction, concrete flooring, and a composition roof. Interior climate control includes central air conditioning and forced-air heating, with natural gas identified for heating and propane listed among the property utilities.
The property has frontage along Eagle Road and includes a paved outside area. An accessible approach with ramp supports convenient entry. The office unit is located at 2040 S Eagle Road in Meridian, Idaho, within Ada County.
The property has frontage along Eagle Road and includes a paved outside area. An accessible approach with ramp supports convenient entry. The office unit is located at 2040 S Eagle Road in Meridian, Idaho, within Ada County.
Key Highlights
- 1,759‑square‑foot office condominium built in 2002
- Frontage along Eagle Road in Meridian, Idaho
- Masonry and stucco construction with concrete flooring
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
$25,773
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
3.24%
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%
$515,460
$515.5K
Cap Rate 7%
$368,186
$368.2K
Cap Rate 9%
$286,367
$286.4K
Market Conditions
NOI Build-Up for 1,759 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
$39.0K $22.20/SF
− Vacancy
−$4.7K −$2.66/SF
EGI
$34.4K $19.54/SF
− OpEx
−$8.6K −$4.88/SF
NOI
$25.8K $14.65/SF
Area
Meridian, ID
Vacancy
12.00%
Lease Rate
$22.20 /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%
$515,460
Cap Rate 7%
$368,186
Cap Rate 9%
$286,367
Alternative Uses
Best Use
Office B
$368.2K
$322.2K – $429.6K
NOI $25,773 @ 7.0% cap · market cap 3.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$464.2K
$406.2K – $541.6K
NOI $32,494 @ 7.0% cap · market cap 4.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,556
Businesses Nearby
Explore this area
Business Placement
Demographics for 83642, ID
55,465
Population
22,700
Households
2.4
Avg Household Size
35
Median Age
44%
College-Educated
95%
High-School Grad
41.5 sq mi
ZIP Area
1,337
Density / Sq Mi
$96,361
Median Household Income
$45,824
Median Earnings
$1,629
Median Rent
$492,300
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 Office in West region
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Frequently Asked Questions
What type of property is this?
Office units - Masonry office condominium with central air, forced-air heating, and accessible ramp approach.
Where is this office units located?
The property is located at 2040 S Eagle Road Meridian, ID.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 1,759‑square‑foot office condominium built in 2002; Frontage along Eagle Road in Meridian, Idaho; Masonry and stucco construction with concrete flooring
