Flex Property with Shop
New
For Sale
$855,000
25164 Lansing Ln, Middleton, ID 83644
Large shop areas and a separate private office support varied business and workspace needs.
Property Size3,274 SF
Price / SF$261.15
Days on Market2
Property Features for 25164 Lansing Ln
General Information
Standard status
Active
Size
3,274 SF
Building Details
Year Built
1976
Listing Agency:
Fathom Realty
Listed By:
Ruth Novella · License #SP55818
(208) 869-8148
Source:
Platzplace
Added: Sep 1
Last Checked: Sep 1 at 8:34PM
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 flex property includes 2.5 acres, large shop spaces, a separate private office, and an existing home. The shop areas can accommodate equipment storage, fabrication, vehicle work, or other business operations, while the dedicated office provides space for administrative work, client meetings, or remote work.
The property is located at 25164 Lansing Ln in Middleton, Idaho, and has no HOA. Built in 1976, the existing home offers additional flexibility for guest housing, a caretaker residence, or mother-in-law quarters. The property may also support an additional dwelling unit, subject to buyer verification with local planning and zoning authorities.
The property is located at 25164 Lansing Ln in Middleton, Idaho, and has no HOA. Built in 1976, the existing home offers additional flexibility for guest housing, a caretaker residence, or mother-in-law quarters. The property may also support an additional dwelling unit, subject to buyer verification with local planning and zoning authorities.
Key Highlights
- 2.5‑acre property with no HOA
- Large shop spaces for storage, fabrication, vehicle work, or business operations
- Separate private office for administrative work, meetings, or remote work
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 - Large shop areas and a separate private office support varied business and workspace needs.
Where is this flex space located?
The property is located at 25164 Lansing Ln 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; Large shop spaces for storage, fabrication, vehicle work, or business operations; Separate private office for administrative work, meetings, or remote work
