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    Idaho Falls Restaurant Opportunity Title is generated by Realmo AI

    298 D Street, Idaho Falls, ID 83402

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    For Sale
    $1,750,000

    COMMERCIAL - Idaho Falls, ID

    Property size:
    9,400 SF
    Lot size:
    0.45 Acres
    Price / SF:
    $186/SF
    Added:
    Feb 6, 2026
    Days on Market:
    105
    Last Refresh:
    May 22 at 11:06 pm

    Property Features for 298 D Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    3
    Rooms
    Basement, Bathroom 1, Bathroom 2, Bathroom 3
    Parking features
    Parking Lot
    Security features
    Security System
    Basement
    Unfinished
    Accessibility
    Accessible Approach with Ramp
    Standard status
    Active
    APN
    198000900A
    Size
    9,400 SF
    Lot size
    0.45 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    LOT S 7-9, BLOCK 9, RAILROAD NW1/4, SEC 19, T 2N, R 38
    Tax Annual Amount
    6191

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1948
    Floors in Building
    2
    Building materials
    Brick
    Roof type
    Tar/Gravel

    We can help!

    Listing Contact
    Kristen Andelin

    Listing agent Kristen Andelin License #56532

    Listing office Mountain Life Realty, dba MLR PO Box 441, Island Park, ID

    Listing date Feb 6, 2026

    MLS# 2180544

    Copyright © 2026 Snake River Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Turnkey restaurant in downtown Idaho Falls ready for immediate operation.
    • Owner financing available.
    • Active liquor license included.
    • Fully equipped kitchen and ample dining space.
    • Additional square footage for expansion (brewery, distillery, etc.).
    • Upstairs apartment for renovation (tenant income or on‑site living).

    Overview

    This is a restaurant opportunity located in downtown Idaho Falls. The property is a turnkey restaurant with potential for growth. It includes an active liquor license, a fully equipped kitchen, and ample dining space. Additional square footage offers room for expansion, ideal for adding a brewery, distillery, or other production component. An upstairs apartment is ready to be renovated for tenant income or on-site living. The property is a well-known establishment with excellent visibility and a strong local presence. The lot size is 0.45 acres and the property size is 9400 square feet.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $1.24M
    NOI $111,355 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.59M
    NOI $111,355 @ 7.00% cap · market / base-case scenario
    Aggressive
    $2.23M
    NOI $111,355 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $152.3k $16.20
    − Vacancy −$3.8k −$0.41
    EGI $148.5k $15.79
    − OpEx −$37.1k −$3.95
    NOI $111.4k $11.85
    9,400 SF · lease $16.20/SF/yr · vacancy 2.50% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $1.59M
    $1.39M – $1.86M (±1% cap)
    NOI $111,355 @ 7.0% cap · market cap 6.36%
    Second Best
    Retail
    $1.22M
    $1.07M – $1.42M (±1% cap)
    NOI $85,293 @ 7.0% cap · market cap 4.87%
    Theoretical Best
    Office A
    $2.08M
    $1.82M – $2.42M (±1% cap)
    NOI $145,377 @ 7.0% cap · market cap 8.31%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Frosty Gator Restaurant

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Firehouse Subs Utah Avenue — 435 S Utah Ave, Idaho Falls, ID 83402
    • Snake River Eats — 235 B Cliff St, Idaho Falls, ID 83402
    • Authentic Mexican food stand — Memorial Dr, Idaho Falls, ID 83402
    • Lost River Smokehouse — 452 S Holmes Ave, Idaho Falls, ID 83404
    • Mama Fla The Authentic Italian Cuisine — back of the building, 385 River Pkwy, Idaho Falls, ID 83402

    Location Insight

    • Map
    • Local Demand
    City
    Idaho Falls
    County
    Bonneville
    State
    Idaho
    Longitude
    -112.0373288
    Latitude
    43.4949169

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    FAQs

    What type of property is this?
    Restaurant - Turnkey restaurant with liquor license and potential for expansion.
    Where is this restaurant located?
    The property is located at 298 D Street Idaho Falls, ID.
    What is the asking price?
    The asking price for this property is $1,750,000.
    What are key features of this property?
    This property features: Turnkey restaurant in downtown Idaho Falls ready for immediate operation.; Owner financing available.; Active liquor license included.
    (208) 982-0309
    We can help!
    Listing Contact
    Kristen Andelin
    Real Estate License ID: 56532
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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