Historic Mixed-Use Building For
For Sale
Contact for pricing
205 Shoshone St N, Twin Falls, ID 83301
Historic building with office and retail tenants in growing market.
Property Size35,810 SF
Price / SF$182.43
Days on Market154
Property Features for 205 Shoshone St N
General Information
Standard status
Active
Size
35,810 SF
Class
B
Property subtype
Mixed Use, Office
Zoning
CB - Central Business
Occupancy
90%
Investment Type
Stabilized
Net Operating Income
$424,628
Building Details
Year Built
1922
Year Renovated
2018
Buildings
1
Stories
2
Units
10
Listing Agency:
Trail Creek Real Estate Partners
Listed By:
MATT CURRIE · License #DB57265
Source:
Crexi
Added: Mar 12
Changed: Aug 8
Last Checked: Aug 11 at 8:35AM
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 Trail Creek Real Estate Partners
Investment Insights
Based on property information with market context.
Constructed in 1922 and renovated in 2018, this historic building offers creative office and retail space. The property, totaling 35810 square feet, is currently configured with eight office tenants and one restaurant/brewery on the ground floor. All leases are structured on a NNN basis, offering passive ownership with on-site property management and leasing. The property offers near-term upside in rents. A new owner can immediately reap significant tax offsets with accelerated bonus depreciation.
Key Highlights
- Irreplaceable historic creative office and retail trophy asset.
- Leased to multiple office tenants and a restaurant/brewery.
- NNN lease structure for passive ownership.
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
$342,635
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
5.24%
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%
$6,852,700
$6.9M
Cap Rate 7%
$4,894,786
$4.9M
Cap Rate 9%
$3,807,056
$3.8M
Market Conditions
NOI Build-Up for 35,810 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
$580.1K $16.20/SF
− Vacancy
−$31.9K −$0.89/SF
EGI
$548.2K $15.31/SF
− OpEx
−$205.6K −$5.74/SF
NOI
$342.6K $9.57/SF
Area
Twin Falls County, ID
Vacancy
5.50%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
37.50%
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%
$6,852,700
Cap Rate 7%
$4,894,786
Cap Rate 9%
$3,807,056
Alternative Uses
Best Use
Mixed Use
$4.89M
$4.28M – $5.71M
NOI $342,635 @ 7.0% cap · market cap 5.24%
Second Best
Office B
$4.41M
$3.86M – $5.14M
NOI $308,432 @ 7.0% cap · market cap 4.72%
Theoretical Best
Specialty Retail
$8.21M
$7.19M – $9.58M
NOI $575,046 @ 7.0% cap · market cap 8.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,545
Businesses Nearby
Explore this area
Business Placement
Demographics for 83301, ID
60,789
Population
24,466
Households
2.5
Avg Household Size
35
Median Age
24%
College-Educated
90%
High-School Grad
295.7 sq mi
ZIP Area
206
Density / Sq Mi
$62,388
Median Household Income
$36,276
Median Earnings
$1,011
Median Rent
$290,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Historic building with office and retail tenants in growing market.
Where is this mixed-use property located?
The property is located at 205 Shoshone St N Twin Falls, ID.
What is the asking price?
The asking price for this property is $6,532,738.
What are key features of this property?
This property features: Irreplaceable historic creative office and retail trophy asset.; Leased to multiple office tenants and a restaurant/brewery.; NNN lease structure for passive ownership.
