Flex Space with Expansion
New
For Sale
$3,995,000
2281 Endeavor, Idaho Falls, ID 83401
Commercial Sale, Idaho Falls, ID
Property Size20,400 SF
Lot Size2.04 Acres
Price / SF$195.83
Days on Market7
Property Features for 2281 Endeavor
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
General Zoning: Bonneville Gen Com, Specific Zoning: Bonneville-C2-General Commerci
Parking features
Parking Lot
Accessibility
Accessible Approach with Ramp
Subdivision
Clark Industrial Subdivision-Bon
Directions
Head south on N Holmes Ave toward E Anderson St/Presto St, Turn left onto E Anderson St/Presto St, Turn left onto US-26 E, Turn right onto E Industrial Blvd, Turn left onto Endeavor St
Standard status
Active
APN
RPO0210002005O
Size
20,400 SF
Lot size
2.04 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 5, BLOCK 2, CLARK PARK
Tax Annual Amount
939
Legal Description
LOT 5, BLOCK 2, CLARK PARK
Utilities
Sewer type
Private Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
2025
Floors in Building
2
Building materials
Metal Siding
Roof type
Metal
Listing Agency:
Venture One Properties
(208) 542-7979
Listed By:
Shane Murphy · License #DB24210
(208) 542-7979
Added: Aug 18
Changed: Aug 19
Last Checked: Aug 24 at 11:06AM
MLS# 2188607
Copyright © 2026 Snake River Regional MLS. 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.
Built in 2025, this 20,400-square-foot flex industrial building combines warehouse, shop, and adaptable industrial areas. The property has three-phase power, fire suppression, multiple grade-level overhead doors, a metal exterior and roof, natural gas heat, central air, and a paved parking lot. An accessible approach with ramp is also provided.
The 2.04-acre property offers access to Highway 26 and established industrial corridors. Two undeveloped pad sites are included, with the left site sized for an approximately 7,860-square-foot building and the right site sized for an approximately 7,500-square-foot building. Public water and private sewer serve the property. The configuration supports manufacturing, distribution, contractor, and service operations.
The 2.04-acre property offers access to Highway 26 and established industrial corridors. Two undeveloped pad sites are included, with the left site sized for an approximately 7,860-square-foot building and the right site sized for an approximately 7,500-square-foot building. Public water and private sewer serve the property. The configuration supports manufacturing, distribution, contractor, and service operations.
Key Highlights
- 20,400‑square‑foot industrial flex building completed in 2025
- 2.04‑acre property with two future pad sites
- Left pad site supports an approximately 7,860‑square‑foot building
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
$125,784
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
3.15%
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%
$2,515,680
$2.5M
Cap Rate 7%
$1,796,914
$1.8M
Cap Rate 9%
$1,397,600
$1.4M
Market Conditions
NOI Build-Up for 20,400 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
$208.1K $10.20/SF
− Vacancy
−$14.6K −$0.71/SF
EGI
$193.5K $9.49/SF
− OpEx
−$67.7K −$3.32/SF
NOI
$125.8K $6.17/SF
Area
Bonneville County, ID
Vacancy
7.00%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
35.00%
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%
$2,515,680
Cap Rate 7%
$1,796,914
Cap Rate 9%
$1,397,600
Alternative Uses
Best Use
Flex RnD
$1.80M
$1.57M – $2.10M
NOI $125,784 @ 7.0% cap · market cap 3.15%
Second Best
Warehouse
$1.46M
$1.27M – $1.70M
NOI $101,959 @ 7.0% cap · market cap 2.55%
Theoretical Best
Office A
$4.51M
$3.94M – $5.26M
NOI $315,498 @ 7.0% cap · market cap 7.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
194
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 83401, ID
47,114
Population
16,026
Households
2.9
Avg Household Size
31
Median Age
30%
College-Educated
90%
High-School Grad
197.3 sq mi
ZIP Area
239
Density / Sq Mi
$75,870
Median Household Income
$35,293
Median Earnings
$1,132
Median Rent
$307,700
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Industrial flex facility combining warehouse and shop areas with power, loading access, and additional development capacity.
Where is this flex space located?
The property is located at 2281 Endeavor Idaho Falls, ID.
What is the asking price?
The asking price for this property is $3,995,000.
What are key features of this property?
This property features: 20,400‑square‑foot industrial flex building completed in 2025; 2.04‑acre property with two future pad sites; Left pad site supports an approximately 7,860‑square‑foot building
