Restaurant with Outdoor
For Sale
$1,500,000
Pending
390 Yellowstone, Pocatello, ID 83201
COMMERCIAL/INDUSTRIAL, Pocatello, ID
Property Size9,800 SF
Lot Size0.63 Acres
Days on Market268
Property Features for 390 Yellowstone
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial General
Subdivision
Victory Park
Lot features
High Visibility, High Traffic, Near Mall/ Shopping, Near Public Bus Stop
Standard status
Pending
Lot size
0.63 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
Attached as Exhibit A
Tax Annual Amount
8145
Legal Description
Attached as Exhibit A
Utilities
Heating system
Heat Pump (Heating)
Water source
Public
Amenities
multiple TVs
Building Details
Building materials
Frame
Roof type
Membrane
Listing Agency:
Premier Properties Real Estate Co.
(208) 232-5025
Listed By:
Michael Wheelock · License #SP00023523
(208) 220-1911
Added: Jan 8
Changed: Sep 24
Last Checked: Oct 3 at 3:06PM
MLS# 576640
Copyright © 2026 Greater Pocatello Association of REALTORS®. 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 approximately 9,800-square-foot restaurant occupies a 0.63-acre parcel at 390 Yellowstone in Pocatello. The interior is arranged with a primary dining room and a separate sports bar, which connects to additional seating for private events and banquets. An outdoor dining patio extends the seating options. The sale includes the liquor license, fixtures, furniture, and equipment. The building has frame construction, a membrane roof, and heat-pump heating. The property is zoned Commercial General and served by public water.
Key Highlights
- Approximately 9,800 square feet on a 0.63‑acre parcel
- Dining room and separate sports bar, with additional banquet seating
- Outdoor dining patio
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
$94,303
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
6.29%
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%
$1,886,060
$1.9M
Cap Rate 7%
$1,347,186
$1.3M
Cap Rate 9%
$1,047,811
$1.0M
Market Conditions
NOI Build-Up for 9,800 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
$129.4K $13.20/SF
− Vacancy
−$3.6K −$0.37/SF
EGI
$125.7K $12.83/SF
− OpEx
−$31.4K −$3.21/SF
NOI
$94.3K $9.62/SF
Area
Bannock County, ID
Vacancy
2.80%
Lease Rate
$13.20 /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%
$1,886,060
Cap Rate 7%
$1,347,186
Cap Rate 9%
$1,047,811
Alternative Uses
Best Use
Specialty Retail
$1.35M
$1.18M – $1.57M
NOI $94,303 @ 7.0% cap · market cap 6.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.62M
$1.42M – $1.89M
NOI $113,672 @ 7.0% cap · market cap 7.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
863
Businesses Nearby
127k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 43%
Shops & Services 37%
Apparel 10%
Home Improvements & Furnishings 10%
Dollar Tree
Shops & Services
25,637 visits/mo
0.4 miles
KFC
Dining
11,882 visits/mo
0.4 miles
Arctic Circle
Dining
9,983 visits/mo
0.2 miles
SONIC Drive In
Dining
9,761 visits/mo
0.5 miles
Tractor Supply Co.
Home Improvements & Furnishings
9,652 visits/mo
0.4 miles
Demographics for 83201, ID
38,921
Population
15,885
Households
2.5
Avg Household Size
33
Median Age
34%
College-Educated
94%
High-School Grad
34.2 sq mi
ZIP Area
1,138
Density / Sq Mi
$63,209
Median Household Income
$34,118
Median Earnings
$905
Median Rent
$256,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - A distinct bar and banquet area extends the dining configuration, with restaurant furnishings and equipment included.
Where is this conventional restaurant located?
The property is located at 390 Yellowstone Pocatello, ID.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Approximately 9,800 square feet on a 0.63‑acre parcel; Dining room and separate sports bar, with additional banquet seating; Outdoor dining patio
