Mixed-Use Property in Caldwell,
For Sale
Contact for pricing
2609 S 10th Ave, Caldwell, ID 83605
Mixed-use property with retail and office spaces for sale.
Property Size7,121 SF
Lot Size0.60 Acres
Price / SF$298.41
Days on Market922
Property Features for 2609 S 10th Ave
General Information
Standard status
Active
Size
7,121 SF
Total Parking Spaces
28
Lot size
0.60 Acres
Property subtype
Mixed Use, Office, Retail
Zoning
C-1 - Neighborhood Commercial
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$136,879
Building Details
Year Built
2007
Stories
1
Tenancy
Multi
Listing Agency:
Cushman & Wakefield - Boise, Idaho
Listed By:
Braydon Torres · License #ID SP53385
(208) 287-9485
Source:
Crexi
Added: Feb 26, 2024
Changed: Aug 31
Last Checked: Sep 2 at 7:37PM
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 Cushman & Wakefield - Boise, Idaho
Investment Insights
Based on property information with market context.
This mixed-use property, constructed in 2007, features a building size of 7,121 square feet situated on a 0.6-acre parcel. The property includes approximately 28 parking stalls. The zoning is C-1 - Neighborhood Commercial. The NOI is $134,156, representing a 6.16% CAP. The parcel number is R3579011500.
Key Highlights
- High NOI: $134,156 makes this an attractive investment opportunity.
- 6.16% CAP Rate.
- NNN Lease Type.
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
$98,697
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
4.64%
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%
$1,973,940
$2.0M
Cap Rate 7%
$1,409,957
$1.4M
Cap Rate 9%
$1,096,633
$1.1M
Market Conditions
NOI Build-Up for 7,121 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
$149.5K $21.00/SF
− Vacancy
−$17.9K −$2.52/SF
EGI
$131.6K $18.48/SF
− OpEx
−$32.9K −$4.62/SF
NOI
$98.7K $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%
$1,973,940
Cap Rate 7%
$1,409,957
Cap Rate 9%
$1,096,633
Alternative Uses
Best Use
Office B
$1.41M
$1.23M – $1.64M
NOI $98,697 @ 7.0% cap · market cap 4.64%
Second Best
Retail
$1.28M
$1.12M – $1.49M
NOI $89,312 @ 7.0% cap · market cap 4.20%
Theoretical Best
Office A
$1.90M
$1.66M – $2.21M
NOI $132,768 @ 7.0% cap · market cap 6.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
730
Businesses Nearby
Explore this area
Business Placement
Demographics for 83605, ID
38,561
Population
14,197
Households
2.7
Avg Household Size
32
Median Age
14%
College-Educated
80%
High-School Grad
24.6 sq mi
ZIP Area
1,568
Density / Sq Mi
$60,657
Median Household Income
$31,806
Median Earnings
$973
Median Rent
$300,900
Median Home Value
Market
Vacancy Rate% for Office 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?
Mixed-use property - Mixed-use property with retail and office spaces for sale.
Where is this mixed-use property located?
The property is located at 2609 S 10th Ave Caldwell, ID.
What is the asking price?
The asking price for this property is $2,125,000.
What are key features of this property?
This property features: High NOI: $134,156 makes this an attractive investment opportunity.; 6.16% CAP Rate.; NNN Lease Type.
