Remodeled Restaurant With
For Sale
$650,000
22001 Sweet Ola Hwy, Ola, ID 83657
Commercial Sale, Ola, ID
Property Size2,986 SF
Lot Size0.26 Acres
Price / SF$217.68
Days on Market41
Property Features for 22001 Sweet Ola Hwy
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
2
Rooms
Bedroom 2, Bedroom 1
Parking
8
Exterior features
Paved Outside Area
Lot features
10000 S F - .49 Acre
Directions
N on Hwy 52, W on Hwy 52 9 miles, N Sweet Ola Hwy 13 miles to Ola no cell service in OLA
Standard status
Active
APN
RP10N01E260115
Size
2,986 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Annual Amount
608
Utilities
Utilities
Propane
Heating system
Propane (Heating), Wood, Baseboard, Forced Air
Cooling system
Ductless, Central Air
Water source
Well
Building Details
Year built
1940
Number of units
1
Flooring type
Concrete, Wood
Building materials
Concrete, Frame, Wood Siding
Roof type
Metal
Listing Agency:
Evans Realty, L.L.C.
(208) 365-4495
Listed By:
John Evans · License #AB19341
(208) 365-8545
Added: Aug 4
Changed: Sep 13
Last Checked: Sep 13 at 4:06PM
MLS# 98996256
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 restaurant property combines a 2,114-square-foot dining operation with an attached 872-square-foot, two-bedroom, one-bath apartment. The 2,986-square-foot property sits on 0.26 acres and was remodeled one year ago, with new restaurant equipment, inventory, the building, and land included in the sale. A covered 25-by-17-foot deck provides outdoor dining space.
Built in 1940, the property has concrete, frame, and wood-siding construction, along with concrete and wood flooring. Systems include propane heating, wood, baseboard and forced-air heat, ductless and central air conditioning, a metal roof, and a well water source. The restaurant is located in Ola, an area described as serving ranching, logging, and recreational activity, with seasonal traffic connected to Sage Hen Reservoir and surrounding communities. Boise is approximately one hour away.
Built in 1940, the property has concrete, frame, and wood-siding construction, along with concrete and wood flooring. Systems include propane heating, wood, baseboard and forced-air heat, ductless and central air conditioning, a metal roof, and a well water source. The restaurant is located in Ola, an area described as serving ranching, logging, and recreational activity, with seasonal traffic connected to Sage Hen Reservoir and surrounding communities. Boise is approximately one hour away.
Key Highlights
- 2,114 SF restaurant with attached 872 SF, 2‑bedroom, 1‑bath apartment
- 2,986 SF property on 0.26 acres
- Remodeled 1 year ago
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
$41,063
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
6.32%
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%
$821,260
$821.3K
Cap Rate 7%
$586,614
$586.6K
Cap Rate 9%
$456,256
$456.3K
Market Conditions
NOI Build-Up for 2,986 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
$57.3K $19.20/SF
− Vacancy
−$2.6K −$0.86/SF
EGI
$54.8K $18.34/SF
− OpEx
−$13.7K −$4.58/SF
NOI
$41.1K $13.75/SF
Area
Gem 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%
$821,260
Cap Rate 7%
$586,614
Cap Rate 9%
$456,256
Alternative Uses
Best Use
Specialty Retail
$586.6K
$513.3K – $684.4K
NOI $41,063 @ 7.0% cap · market cap 6.32%
Second Best
Office B
$550.9K
$482.1K – $642.7K
NOI $38,564 @ 7.0% cap · market cap 5.93%
Theoretical Best
Office A
$755.3K
$660.9K – $881.2K
NOI $52,874 @ 7.0% cap · market cap 8.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 83657, ID
194
Population
119
Households
1.6
Avg Household Size
51
Median Age
7%
College-Educated
100%
High-School Grad
167.5 sq mi
ZIP Area
1
Density / Sq Mi
$65,821
Median Household Income
$27,917
Median Earnings
$482,900
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?
Restaurant - Updated restaurant with attached residential space and covered outdoor dining.
Where is this restaurant located?
The property is located at 22001 Sweet Ola Hwy Ola, ID.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 2,114 SF restaurant with attached 872 SF, 2‑bedroom, 1‑bath apartment; 2,986 SF property on 0.26 acres; Remodeled 1 year ago
