Log-Style Commercial Building on 2
For Sale
Contact for pricing
2664 E 1st St, Idaho Falls, ID 83401
Versatile commercial space with high visibility in Idaho Falls.
Property Size10,080 SF
Lot Size2.00 Acres
Price / SF$208.33
Days on Market169
Property Features for 2664 E 1st St
General Information
Standard status
Active
Size
10,080 SF
Lot size
2.00 Acres
Property subtype
Retail
Zoning
Ammon CC1 Central Commercial
Building Details
Year Built
1995
Listing Agency:
Abigail Martin Realty
(503) 975-1761
Listed By:
Abigail Martin · License #SP51708
Source:
Crexi
Added: Mar 6
Changed: Aug 8
Last Checked: Aug 21 at 9:46PM
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 Abigail Martin Realty
Investment Insights
Based on property information with market context.
This distinctive log-style commercial building offers approximately 5,400 square feet on the main level, complemented by a large unfinished basement. The property is situated on an expansive approximate 2-acre parcel in a high-traffic location in Idaho Falls. The open, flexible layout is filled with abundant natural light. Large windows and a wrap-around porch create a warm, welcoming presence. The property is well-suited for an event center, wedding or reception venue, conference or training facility, community gathering space, professional offices, creative studios, wellness or fitness use, educational or instructional programs, nonprofit organizations, or a destination business seeking character and visibility. Generous on-site parking supports high-capacity occupancy, while the unfinished basement offers excellent storage or future expansion potential. The combination of acreage, architectural appeal, flexible layout, and prime exposure presents an exceptional opportunity for owner-users or investors. The total property size is 10,080 square feet.
Key Highlights
- High‑traffic Idaho Falls location on an expansive 2‑acre parcel.
- Approximately 5,400 sq ft log‑style commercial building with abundant natural light.
- Open, flexible layout suitable for a wide variety of commercial uses.
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
$91,463
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
4.36%
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%
$1,829,260
$1.8M
Cap Rate 7%
$1,306,614
$1.3M
Cap Rate 9%
$1,016,256
$1.0M
Market Conditions
NOI Build-Up for 10,080 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
$133.1K $13.20/SF
− Vacancy
−$2.4K −$0.24/SF
EGI
$130.7K $12.96/SF
− OpEx
−$39.2K −$3.89/SF
NOI
$91.5K $9.07/SF
Area
Bonneville County, ID
Vacancy
1.80%
Lease Rate
$13.20 /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%
$1,829,260
Cap Rate 7%
$1,306,614
Cap Rate 9%
$1,016,256
Alternative Uses
Best Use
Retail
$1.31M
$1.14M – $1.52M
NOI $91,463 @ 7.0% cap · market cap 4.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.23M
$1.95M – $2.60M
NOI $155,893 @ 7.0% cap · market cap 7.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
152
Businesses Nearby
20k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 86%
Dining 14%
Idaho Central Credit Union
Shops & Services
12,226 visits/mo
0.2 miles
Shell
Shops & Services
4,766 visits/mo
0.1 miles
Taco Time
Dining
2,834 visits/mo
0.1 miles
Demographics for 83401, ID
47,114
Population
16,026
Households
2.9
Avg Household Size
31
Median Age
30%
College-Educated
90%
High-School Grad
197.3 sq mi
ZIP Area
239
Density / Sq Mi
$75,870
Median Household Income
$35,293
Median Earnings
$1,132
Median Rent
$307,700
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Versatile commercial space with high visibility in Idaho Falls.
Where is this retail space located?
The property is located at 2664 E 1st St Idaho Falls, ID.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: High‑traffic Idaho Falls location on an expansive 2‑acre parcel.; Approximately 5,400 sq ft log‑style commercial building with abundant natural light.; Open, flexible layout suitable for a wide variety of commercial uses.
