Flex Space with Shop and
For Sale
$855,000
25164 Lansing Lane, Middleton, ID 83644
Commercial Sale, Middleton, ID
Property Size3,274 SF
Lot Size2.50 Acres
Price / SF$261.15
Days on Market170
Property Features for 25164 Lansing Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
R1
Fencing
Fenced
Lot features
1 - 4.99 Acres, Lawn Sprinklers
Directions
Head west from Chinden Road towards Middleton for 10.5 miles, turn right onto Lansing Lane. Continue half a mile, and the home will be on your right hand side.
Standard status
Active
APN
37499011 0
Size
3,274 SF
Lot size
2.50 Acres
Taxes and HOA fees
Tax Description
27-5N-2W Sw Tax 1-B In Swsw
Legal Description
27-5N-2W Sw Tax 1-B In Swsw
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Central Air, Window Unit(s), Wall/Window Unit(s)
Water source
Well
Building Details
Year built
1976
Flooring type
Wood, Concrete
Building materials
Frame, Wood Siding
Roof type
Composition
Listing Agency:
Fathom Realty
(208) 576-4717
Listed By:
Ruth Novella · License #SP55818
(208) 869-8148
Added: Mar 14
Changed: Aug 30
Last Checked: Aug 30 at 11:06AM
MLS# 98978113
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 flex-space property spans 2.5 acres and includes 3,274 square feet of improvements, with large shop areas and a separate private office. The layout supports workspace, storage, equipment handling, and administrative functions, while the existing home adds a separate residential component. Built in 1976, the improvements feature frame construction with wood siding, concrete and wood flooring, electric heating, and a combination of central and wall/window-unit cooling.
The property is located at 25164 Lansing Lane in Middleton, Idaho, and is served by a private well and septic tank. It is fenced and has no HOA. The source information also identifies potential for an additional dwelling unit, subject to verification with local planning and zoning authorities.
The property is located at 25164 Lansing Lane in Middleton, Idaho, and is served by a private well and septic tank. It is fenced and has no HOA. The source information also identifies potential for an additional dwelling unit, subject to verification with local planning and zoning authorities.
Key Highlights
- 2.5‑acre flex‑space property with 3,274 square feet of improvements
- Large shop areas plus a separate private office
- Existing home included on the property
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
$33,837
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
3.96%
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%
$676,740
$676.7K
Cap Rate 7%
$483,386
$483.4K
Cap Rate 9%
$375,967
$376.0K
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
$41.3K $12.60/SF
− Vacancy
−$1.4K −$0.44/SF
EGI
$39.8K $12.16/SF
− OpEx
−$6.0K −$1.82/SF
NOI
$33.8K $10.34/SF
Area
Canyon County, ID
Vacancy
3.50%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
15.00%
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%
$676,740
Cap Rate 7%
$483,386
Cap Rate 9%
$375,967
Alternative Uses
Best Use
Warehouse
$483.4K
$423.0K – $564.0K
NOI $33,837 @ 7.0% cap · market cap 3.96%
Second Best
Flex RnD
$467.3K
$408.9K – $545.2K
NOI $32,713 @ 7.0% cap · market cap 3.83%
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 Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Fenced property includes shop areas, a separate office, and an existing home.
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 flex‑space property with 3,274 square feet of improvements; Large shop areas plus a separate private office; Existing home included on the property
