Restaurant Building with Expansion
For Sale
$1,750,000
298 D Street, Idaho Falls, ID 83402
Commercial Sale, Idaho Falls, ID
Property Size9,400 SF
Lot Size0.45 Acres
Price / SF$186.17
Days on Market214
Property Features for 298 D Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
General Zoning: If Commercial, Specific Zoning: Idaho Falls-Gc1-General Commer
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 3, Bathroom 2, Basement
Parking features
Parking Lot
Security features
Security System
Basement
Unfinished
Accessibility
Accessible Approach with Ramp
Subdivision
Railroad Addition-Bon
Lot features
High Traffic, Corner Lot
Directions
Use GPS for 298 D St. Idaho Falls, ID 83402
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
Legal Description
LOT S 7-9, BLOCK 9, RAILROAD NW1/4, SEC 19, T 2N, R 38
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
Listing Agency:
Mountain Life Realty, dba MLR
(208) 982-0309
Listed By:
Kristen Andelin · License #56532
(208) 360-8850
Added: Feb 6
Changed: Sep 7
Last Checked: Sep 8 at 4:06PM
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.
Investment Insights
Based on property information with market context.
This 9,400-square-foot restaurant property occupies 0.45 acres in downtown Idaho Falls. The 1948 building has brick construction, a fully equipped kitchen, dining space, and an active liquor license. Additional interior area provides room for expansion, while an upstairs apartment is ready for renovation and may support tenant income or on-site living.
The property includes a parking lot and accessible approach with ramp. Building systems include natural gas heating, central air, a tar-and-gravel roof, public water, and public sewer. A basement and multiple bathrooms are also included in the existing layout.
The property includes a parking lot and accessible approach with ramp. Building systems include natural gas heating, central air, a tar-and-gravel roof, public water, and public sewer. A basement and multiple bathrooms are also included in the existing layout.
Key Highlights
- 9,400‑square‑foot restaurant property on 0.45 acres
- Fully equipped kitchen, dining area, and active liquor license
- Additional square footage available for expansion
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
$111,355
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
6.36%
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%
$2,227,100
$2.2M
Cap Rate 7%
$1,590,786
$1.6M
Cap Rate 9%
$1,237,278
$1.2M
Market Conditions
NOI Build-Up for 9,400 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
$152.3K $16.20/SF
− Vacancy
−$3.8K −$0.41/SF
EGI
$148.5K $15.79/SF
− OpEx
−$37.1K −$3.95/SF
NOI
$111.4K $11.85/SF
Area
Bonneville County, ID
Vacancy
2.50%
Lease Rate
$16.20 /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%
$2,227,100
Cap Rate 7%
$1,590,786
Cap Rate 9%
$1,237,278
Alternative Uses
Best Use
Specialty Retail
$1.59M
$1.39M – $1.86M
NOI $111,355 @ 7.0% cap · market cap 6.36%
Second Best
Industrial
$552.7K
$483.6K – $644.8K
NOI $38,690 @ 7.0% cap · market cap 2.21%
Theoretical Best
Office A
$2.08M
$1.82M – $2.42M
NOI $145,377 @ 7.0% cap · market cap 8.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
1,589
Businesses Nearby
61k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 53%
Shops & Services 27%
Hotels & Casinos 20%
Applebee's
Dining
15,633 visits/mo
0.5 miles
Chili's Grill & Bar
Dining
12,485 visits/mo
0.4 miles
KeyBank
Shops & Services
9,101 visits/mo
0.4 miles
Residence Inn Idaho Falls
Hotels & Casinos
5,499 visits/mo
0.5 miles
Hilton Garden Inn Idaho Falls
Hotels & Casinos
5,063 visits/mo
0.5 miles
Demographics for 83402, ID
28,452
Population
11,983
Households
2.4
Avg Household Size
34
Median Age
31%
College-Educated
92%
High-School Grad
171.0 sq mi
ZIP Area
166
Density / Sq Mi
$72,064
Median Household Income
$35,593
Median Earnings
$904
Median Rent
$301,400
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Restaurant property with a liquor license, commercial kitchen, dining area, and additional space for expansion.
Where is this conventional 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: 9,400‑square‑foot restaurant property on 0.45 acres; Fully equipped kitchen, dining area, and active liquor license; Additional square footage available for expansion
