Remodeled Office Condo
For Sale
$800,000
305 N Lincoln St, Post Falls, ID 83854
Commercial Sale, Multi Level, Post Falls, ID
Property Size2,387 SF
Lot Size0.08 Acres
Price / SF$335.15
Days on Market51
Property Features for 305 N Lincoln St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
PF-SC4
Rooms
Basement
Exterior features
Handicap Access
Basement
Walk-Out Access
Accessibility
Accessible Approach with Ramp
Lot features
Open Lot, Landscaped, Level
View
Territorial
Directions
I-90 West, South on Spokane Street, East on 3rd Avenue, North on Lincoln Street. Property is on the West side of the street.
Subdivision
02 - Post Falls
Standard status
Active
APN
PK0850030010
Size
2,387 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Trail Business Park Condos, Unit 1 Bldg 3 & Undiv Int In Common Area Pf Downtown Urd 2022 0350N05w
Tax Annual Amount
2225
Legal Description
Trail Business Park Condos, Unit 1 Bldg 3 & Undiv Int In Common Area Pf Downtown Urd 2022 0350N05w
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Electric (Heating), Forced Air
Water source
Public
Building Details
Year built
1930
Building materials
Fiber Cement, Frame
Roof type
Composition
Architectural style
Other
Listing Agency:
Keller Williams Realty Coeur d'Alene
(208) 667-2399
Listed By:
Adam Ratigan · License #SP52816
(208) 277-8471
Added: Aug 14
Changed: Sep 23
Last Checked: Oct 3 at 3:06AM
MLS# 26-8416
Copyright © 2026 Coeur d'Alene Multiple Listing Service. 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 remodeled commercial property comprises two separately deeded office condominium units within a three-building professional park. The combined interior totals 2,387 square feet. Unit A includes a 998-square-foot main level and a 420-square-foot second story, while Unit B provides a 969-square-foot daylight basement. Both units are currently vacant and include private offices, open areas, kitchen facilities, and bathrooms.
Accessibility features include ramped approach and handicap access. The property is positioned along the Centennial Trail in Post Falls and includes ample parking. Built in 1930, the structure has fiber cement and frame construction, a composition roof, forced-air heating with natural gas and electric sources, public water, and public sewer. The property is zoned PF-SC4 and occupies 0.08 acres.
Accessibility features include ramped approach and handicap access. The property is positioned along the Centennial Trail in Post Falls and includes ample parking. Built in 1930, the structure has fiber cement and frame construction, a composition roof, forced-air heating with natural gas and electric sources, public water, and public sewer. The property is zoned PF-SC4 and occupies 0.08 acres.
Key Highlights
- Two separately deeded office condominium units totaling 2,387 SF
- Unit A includes 998 SF on the main level plus a 420 SF second story
- Unit B offers a 969 SF handicap‑accessible daylight basement
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
$25,855
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
3.23%
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%
$517,100
$517.1K
Cap Rate 7%
$369,357
$369.4K
Cap Rate 9%
$287,278
$287.3K
Market Conditions
NOI Build-Up for 2,387 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
$41.5K $17.40/SF
− Vacancy
−$7.1K −$2.96/SF
EGI
$34.5K $14.44/SF
− OpEx
−$8.6K −$3.61/SF
NOI
$25.9K $10.83/SF
Area
Kootenai County, ID
Vacancy
17.00%
Lease Rate
$17.40 /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%
$517,100
Cap Rate 7%
$369,357
Cap Rate 9%
$287,278
Alternative Uses
Best Use
Office B
$369.4K
$323.2K – $430.9K
NOI $25,855 @ 7.0% cap · market cap 3.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$517.8K
$453.1K – $604.1K
NOI $36,246 @ 7.0% cap · market cap 4.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
697
Businesses Nearby
Explore this area
Business Placement
Demographics for 83854, ID
49,040
Population
20,440
Households
2.4
Avg Household Size
37
Median Age
23%
College-Educated
92%
High-School Grad
77.6 sq mi
ZIP Area
632
Density / Sq Mi
$72,820
Median Household Income
$41,223
Median Earnings
$1,311
Median Rent
$433,700
Median Home Value
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office units - Two accessible office condominiums offer private rooms, open work areas, kitchens, bathrooms, and on-site parking.
Where is this office units located?
The property is located at 305 N Lincoln St Post Falls, ID.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Two separately deeded office condominium units totaling 2,387 SF; Unit A includes 998 SF on the main level plus a 420 SF second story; Unit B offers a 969 SF handicap‑accessible daylight basement
