C-2 Commercial Land with
For Sale
Contact for pricing
2610 Blaine Street, Caldwell, ID 83605
Improved commercial parcel with a paved parking area, storefront entry, signage, and additional land for development.
Property Size3,000 SF
Price / SF$300
Days on Market26
Property Features for 2610 Blaine Street
General Information
Standard status
Active
Size
3,000 SF
Class
B
Property subtype
Retail, Land
Zoning
Commercial
Investment Type
Owner/User
Building Details
Year Built
1979
Year Renovated
2013
Units
1
Tenancy
Single
Listing Agency:
Lawrence Ross Commercial Real Estate LLC
Listed By:
Lawrence Ross · License #15564
(208) 861-9909
Source:
Crexi
Added: Aug 19
Changed: Sep 9
Last Checked: Sep 13 at 7:36AM
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 Lawrence Ross Commercial Real Estate LLC
Investment Insights
Based on property information with market context.
This C-2 Commercial property includes an existing building with a glass storefront entry, building signage, pylon signage, and a fully paved parking area. The site contains 24,829 square feet and includes surplus land for additional development. The improvements were originally constructed for restaurant use, while the current tenant is scheduled to vacate 11/30/2026.
Access is available from Blaine Street and 26th Avenue. The property is adjacent to Albertsons, Les Schwab, NAPA Auto Parts, Jackson’s, the College of Idaho, the Caldwell Night Rodeo Arena, Caldwell Events Center, and Cap Ed Credit Union. Dining and shopping are within walking distance. Zoning is C-2 Commercial under the City of Caldwell.
Access is available from Blaine Street and 26th Avenue. The property is adjacent to Albertsons, Les Schwab, NAPA Auto Parts, Jackson’s, the College of Idaho, the Caldwell Night Rodeo Arena, Caldwell Events Center, and Cap Ed Credit Union. Dining and shopping are within walking distance. Zoning is C-2 Commercial under the City of Caldwell.
Key Highlights
- 24,829‑square‑foot C‑2 Commercial property
- Fully improved and paved parking lot
- Surplus land available for additional development
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
$37,626
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
4.18%
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%
$752,520
$752.5K
Cap Rate 7%
$537,514
$537.5K
Cap Rate 9%
$418,067
$418.1K
Market Conditions
NOI Build-Up for 3,000 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
$56.9K $18.96/SF
− Vacancy
−$3.1K −$1.04/SF
EGI
$53.8K $17.92/SF
− OpEx
−$16.1K −$5.38/SF
NOI
$37.6K $12.54/SF
Area
Canyon County, ID
Vacancy
5.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
30.00%
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%
$752,520
Cap Rate 7%
$537,514
Cap Rate 9%
$418,067
Alternative Uses
Best Use
Retail
$537.5K
$470.3K – $627.1K
NOI $37,626 @ 7.0% cap · market cap 4.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$799.1K
$699.2K – $932.2K
NOI $55,934 @ 7.0% cap · market cap 6.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
542
Businesses Nearby
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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
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Commercial land - Improved commercial parcel with a paved parking area, storefront entry, signage, and additional land for development.
Where is this commercial land located?
The property is located at 2610 Blaine Street Caldwell, ID.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 24,829‑square‑foot C‑2 Commercial property; Fully improved and paved parking lot; Surplus land available for additional development
