Four-Unit Office
For Sale
$850,000
3298 E 17th St, Ammon, ID 83406
Multi-suite office property with separate utilities, dedicated HVAC systems, and off-street parking for each suite.
Property Size4,000 SF
Price / SF$212.50
Days on Market16
Property Features for 3298 E 17th St
General Information
Standard status
Active
Size
4,000 SF
Occupancy
100%
Additional Details
Utilities to Site
Yes
Office Units
4
Amenities
monument sign
Building Details
Year Built
1993
Buildings
1
Tenancy
Multi
Owner Occupied
Yes
Listing Agency:
Keller Williams Realty East Idaho
(208) 529-8888
Listed By:
Chris Schmalz Real Estate Group, Chris Schmalz
Source:
Noplacelikeidaho
Added: Aug 16
Changed: Aug 29
Last Checked: Aug 30 at 6:48PM
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 Keller Williams Realty East Idaho
Investment Insights
Based on property information with market context.
This 4,000-square-foot office building contains four individual units, each with its own address, power meter, and HVAC system. Suite layouts vary, and recent interior work includes updated paint, flooring, and fixtures. Exterior improvements include a new roof, new siding, and asphalt repair and sealing completed last year.
Three units along Sabin are leased, while the front suite is owner occupied. The property provides off-street parking for all suites and includes a monument sign on 17th Street. Built in 1993, the building is located at 3298 E 17th St in Ammon, Idaho.
Three units along Sabin are leased, while the front suite is owner occupied. The property provides off-street parking for all suites and includes a monument sign on 17th Street. Built in 1993, the building is located at 3298 E 17th St in Ammon, Idaho.
Key Highlights
- Four individual office units, each with its own address, power meter, and HVAC system
- Approximately 1,000 Sq Ft per unit within a 4,000‑square‑foot building
- Three units off Sabin are currently leased; front unit is owner occupied
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
$47,124
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
5.54%
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%
$942,480
$942.5K
Cap Rate 7%
$673,200
$673.2K
Cap Rate 9%
$523,600
$523.6K
Market Conditions
NOI Build-Up for 4,000 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
$84.0K $21.00/SF
− Vacancy
−$5.5K −$1.37/SF
EGI
$78.5K $19.64/SF
− OpEx
−$31.4K −$7.85/SF
NOI
$47.1K $11.78/SF
Area
Bonneville County, ID
Vacancy
6.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
40.00%
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%
$942,480
Cap Rate 7%
$673,200
Cap Rate 9%
$523,600
Alternative Uses
Best Use
Healthcare Medical
$673.2K
$589.1K – $785.4K
NOI $47,124 @ 7.0% cap · market cap 5.54%
Second Best
Office B
$619.2K
$541.8K – $722.4K
NOI $43,344 @ 7.0% cap · market cap 5.10%
Theoretical Best
Office A
$883.7K
$773.3K – $1.03M
NOI $61,862 @ 7.0% cap · market cap 7.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Office units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 83406, ID
19,003
Population
6,837
Households
2.8
Avg Household Size
32
Median Age
37%
College-Educated
95%
High-School Grad
32.0 sq mi
ZIP Area
594
Density / Sq Mi
$90,654
Median Household Income
$39,189
Median Earnings
$1,182
Median Rent
$350,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Multi-suite office property with separate utilities, dedicated HVAC systems, and off-street parking for each suite.
Where is this office units located?
The property is located at 3298 E 17th St Ammon, ID.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Four individual office units, each with its own address, power meter, and HVAC system; Approximately 1,000 Sq Ft per unit within a 4,000‑square‑foot building; Three units off Sabin are currently leased; front unit is owner occupied
