Flex Property with Separate
For Sale
$855,000
25164 Lansing Lane, Middleton, ID 83644
Shop areas and a private office support workspace, storage, fabrication, and administrative functions.
Property Size3,274 SF
Lot Size2.50 Acres
Price / SF$261.15
Days on Market34
Property Features for 25164 Lansing Lane
General Information
Standard status
Active
Size
3,274 SF
Lot size
2.50 Acres
Property subtype
Commercial
Amenities
Garage: 11 - 20 Spaces, Trailer Parking
11 - 20 Spaces, Trailer Parking
Building Details
Year Built
1976
Listing Agency:
Fathom Realty
(208) 869-8148
Listed By:
Ruth Novella · License #SP55818
Source:
Clearwaterproperties
Added: Jul 28
Changed: Aug 29
Last Checked: Aug 28 at 2:27PM
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 Fathom Realty
Investment Insights
Based on property information with market context.
This 3,274-square-foot flex property occupies 2.5 acres and includes substantial shop areas along with a detached private office. The layout supports equipment storage, fabrication, vehicle-related work, and general business operations. An existing home is also part of the property, adding flexibility for guest, caretaker, or extended-family use.
The property is located in Middleton, Idaho, and carries no HOA requirement. A future owner may be able to add an ADU, subject to verification with local planning and zoning authorities. Built in 1976, the combination of shop space, office accommodation, acreage, and existing residential improvements provides a varied commercial-use configuration.
The property is located in Middleton, Idaho, and carries no HOA requirement. A future owner may be able to add an ADU, subject to verification with local planning and zoning authorities. Built in 1976, the combination of shop space, office accommodation, acreage, and existing residential improvements provides a varied commercial-use configuration.
Key Highlights
- 2.5‑acre property with no HOA
- 3,274 SF flex property built in 1976
- Large shop areas for storage, fabrication, vehicle work, or operations
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
$45,378
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
5.31%
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%
$907,560
$907.6K
Cap Rate 7%
$648,257
$648.3K
Cap Rate 9%
$504,200
$504.2K
Market Conditions
NOI Build-Up for 3,274 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
$68.8K $21.00/SF
− Vacancy
−$8.3K −$2.52/SF
EGI
$60.5K $18.48/SF
− OpEx
−$15.1K −$4.62/SF
NOI
$45.4K $13.86/SF
Area
Canyon County, ID
Vacancy
12.00%
Lease Rate
$21.00 /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%
$907,560
Cap Rate 7%
$648,257
Cap Rate 9%
$504,200
Alternative Uses
Best Use
Office B
$648.3K
$567.2K – $756.3K
NOI $45,378 @ 7.0% cap · market cap 5.31%
Second Best
Warehouse
$483.4K
$423.0K – $564.0K
NOI $33,837 @ 7.0% cap · market cap 3.96%
Theoretical Best
Office A
$872.0K
$763.0K – $1.02M
NOI $61,043 @ 7.0% cap · market cap 7.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 83644, ID
14,568
Population
5,362
Households
2.7
Avg Household Size
36
Median Age
27%
College-Educated
94%
High-School Grad
45.8 sq mi
ZIP Area
318
Density / Sq Mi
$86,306
Median Household Income
$41,052
Median Earnings
$1,085
Median Rent
$392,000
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Shop areas and a private office support workspace, storage, fabrication, and administrative functions.
Where is this flex space located?
The property is located at 25164 Lansing Lane Middleton, ID.
What is the asking price?
The asking price for this property is $855,000.
What are key features of this property?
This property features: 2.5‑acre property with no HOA; 3,274 SF flex property built in 1976; Large shop areas for storage, fabrication, vehicle work, or operations
