Building Details

Year Built 1947

Listing Agency: Heart and Homes Northwest Realty w***@gmail.com Show Phone

Listed By: Will & Laura Realty · License #SP46329/SP46307

Source: Clearwaterproperties

Added: Aug 30 Changed: Aug 31 Last Checked: Aug 30 at 7:38PM

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Investment Insights

Based on property information with market context.

This mixed-use property includes a 2,304-square-foot store and a 1,080-square-foot upstairs apartment with two bedrooms and one bathroom. The retail space conveys with current store inventory and equipment, including a walk-in beverage cooler, shelving, racks, freezers, coolers, a register, security equipment, and a firewood box. Additional leased items may be continued subject to available lease information.

Building improvements include updated paint, siding, electrical work, insulation, roofing, and windows. The residence has an outdoor balcony oriented toward Lake Pend Oreille and the town docks serving boats and float homes. Constructed in 1947, the property is zoned Commercial and is located at 34135 N Main Street in Bayview, Idaho.

Key Highlights

• 2,304 sq.ft. retail store with current inventory and equipment
• 1,080 sq.ft. upstairs apartment with 2 bedrooms and 1 bathroom
• Outdoor balcony facing Lake Pend Oreille and town docks

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

$38,967

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

5.20%

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%

$779,340 $779.3K

Cap Rate 7%

$556,671 $556.7K

Cap Rate 9%

$432,967 $433.0K

Market Conditions

NOI Build-Up for 3,384 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

$54.0K $15.96/SF

− Vacancy

−$2.1K −$0.61/SF

EGI

$52.0K $15.35/SF

− OpEx

−$13.0K −$3.84/SF

NOI

$39.0K $11.52/SF

Area

Kootenai County, ID

Vacancy

3.80%

Lease Rate

$15.96 /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%

$779,340

Cap Rate 7%

$556,671

Cap Rate 9%

$432,967

Alternative Uses

Best Use

Specialty Retail

$556.7K

$487.1K – $649.5K (±1% cap)

NOI $38,967 @ 7.0% cap · market cap 5.20%

Second Best

Mixed Use

$505.8K

$442.6K – $590.1K (±1% cap)

NOI $35,405 @ 7.0% cap · market cap 4.72%

Theoretical Best

Office A

$734.1K

$642.3K – $856.4K (±1% cap)

NOI $51,385 @ 7.0% cap · market cap 6.85%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Grocery and convenience stores

Suggested Use

Top Pick Auto Parts Store (Bike/Boat/Book/etc) Store Grocery & Convenience Store Restaurant Storage Facility Food Market

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

1

Residential units

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

53

Businesses Nearby

Explore this area Business Placement

Demographics for 83803, ID

764

Population

642

Households

1.2

Avg Household Size

57

Median Age

51%

College-Educated

100%

High-School Grad

125.0 sq mi

ZIP Area

6

Density / Sq Mi

$59,307

Median Household Income

$38,472

Median Earnings

$661,200

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Commercially zoned property combines a retail operation with two-bedroom living space.

Where is this mixed-use property located?

The property is located at 34135 Main Bayview, ID.

What is the asking price?

The asking price for this property is $750,000.

What are key features of this property?

This property features: 2,304 sq.ft. retail store with current inventory and equipment; 1,080 sq.ft. upstairs apartment with 2 bedrooms and 1 bathroom; Outdoor balcony facing Lake Pend Oreille and town docks