Mixed-Use Property with Solar
For Sale
$1,249,500
338 340 & TBD W Hwy 52, Emmett, ID 83617
Commercial Sale, Emmett, ID
Property Size3,128 SF
Lot Size4.07 Acres
Price / SF$399.46
Days on Market153
Property Features for 338 340 & TBD W Hwy 52
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Mixed use
Lot features
1 - 4.99 Acres
Directions
From Washington, head W on Hwy 52, .2 mi on R
Standard status
Active
APN
RP06N01W182890A, RP06N01W182900A, RP06N01W182705A
Size
3,128 SF
Lot size
4.07 Acres
Taxes and HOA fees
Tax Description
See exhibit A,B, and C
Legal Description
See exhibit A,B, and C
Utilities
Sewer type
Septic Tank
Water source
Well
Building Details
Roof type
Metal
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Karen Gibson · License #SP56737
(570) 259-3020
Added: Apr 14
Changed: Sep 13
Last Checked: Sep 13 at 5:06PM
MLS# 98983052
Copyright © 2026 Intermountain 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 mixed-use property spans three contiguous parcels totaling 4.07 acres along W Hwy 52 in Emmett. Improvements include two existing residential structures, multiple outbuildings, and 3,128 square feet of property improvements. A separate 2-acre vacant parcel expands the site’s configuration and supports the mixed-use zoning designation.
The property includes a shared 66-panel paid-off solar system, established irrigation infrastructure, a well water source, and septic tank service. Metal roofing is present. The vacant parcel has nearby utilities, while the overall property offers a combination of existing improvements and undeveloped land within the same assemblage.
The property includes a shared 66-panel paid-off solar system, established irrigation infrastructure, a well water source, and septic tank service. Metal roofing is present. The vacant parcel has nearby utilities, while the overall property offers a combination of existing improvements and undeveloped land within the same assemblage.
Key Highlights
- Three contiguous parcels totaling 4.07 acres along W Hwy 52
- Separate 2‑acre vacant parcel included in the assemblage
- Shared 66‑panel paid‑off solar panel system
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
$38,850
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
3.11%
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%
$777,000
$777.0K
Cap Rate 7%
$555,000
$555.0K
Cap Rate 9%
$431,667
$431.7K
Market Conditions
NOI Build-Up for 3,128 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
$67.6K $21.60/SF
− Vacancy
−$5.4K −$1.73/SF
EGI
$62.2K $19.87/SF
− OpEx
−$23.3K −$7.45/SF
NOI
$38.8K $12.42/SF
Area
Gem County, ID
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$777,000
Cap Rate 7%
$555,000
Cap Rate 9%
$431,667
Alternative Uses
Best Use
Mixed Use
$555.0K
$485.6K – $647.5K
NOI $38,850 @ 7.0% cap · market cap 3.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$791.3K
$692.4K – $923.1K
NOI $55,388 @ 7.0% cap · market cap 4.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
264
Businesses Nearby
Explore this area
Business Placement
Demographics for 83617, ID
17,502
Population
6,981
Households
2.5
Avg Household Size
44
Median Age
22%
College-Educated
89%
High-School Grad
224.0 sq mi
ZIP Area
78
Density / Sq Mi
$65,566
Median Household Income
$34,007
Median Earnings
$873
Median Rent
$364,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use site combines existing structures, outbuildings, irrigation infrastructure, and a vacant parcel for additional flexibility.
Where is this mixed-use property located?
The property is located at 338 340 & TBD W Hwy 52 Emmett, ID.
What is the asking price?
The asking price for this property is $1,249,500.
What are key features of this property?
This property features: Three contiguous parcels totaling 4.07 acres along W Hwy 52; Separate 2‑acre vacant parcel included in the assemblage; Shared 66‑panel paid‑off solar panel system
