Office Suite with Private
For Sale
$359,000
4-480 W Sunnyside Rd, Idaho Falls, ID 83404
Office suite offering five private offices, reception, conference room, and restrooms plus a covered patio.
Property Size1,200 SF
Price / SF$299.17
Days on Market75
Property Features for 4-480 W Sunnyside Rd
General Information
Standard status
Active
Size
1,200 SF
Total Parking Spaces
3
Taxes and HOA fees
Annual Taxes
$2,028
Amenities
gas fireplace
conference room
shower
air conditioning
yard sprinkler system
three-car garage
courtyard area
covered back patio
Listing Agency:
SVN High Desert Commercial
Listed By:
Randy Waters · License #SP31104
(208) 535-8520
Source:
Exprealty
Added: Jun 25
Changed: Sep 6
Last Checked: Sep 6 at 10:30AM
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 SVN High Desert Commercial
Investment Insights
Based on property information with market context.
This office suite is configured with five private offices, a reception area with a gas fireplace, and a conference room. It also includes a restroom with a shower, along with an additional 435 SF basement. Outdoor amenities include a 200 SF covered back patio that provides access to the basement, plus a courtyard area.
The property is offered for sale in the Idaho Falls market. Included features and utilities noted in the listing are air conditioning, a yard sprinkler system, and a three-car garage. Please note that operating a business from this property requires a variance from the City.
The property is offered for sale in the Idaho Falls market. Included features and utilities noted in the listing are air conditioning, a yard sprinkler system, and a three-car garage. Please note that operating a business from this property requires a variance from the City.
Key Highlights
- Office suite layout includes five private offices, reception area, and a conference room
- Reception area features a gas fireplace
- Restroom includes a shower
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
$13,003
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
3.62%
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%
$260,060
$260.1K
Cap Rate 7%
$185,757
$185.8K
Cap Rate 9%
$144,478
$144.5K
Market Conditions
NOI Build-Up for 1,200 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
$20.2K $16.80/SF
− Vacancy
−$2.8K −$2.35/SF
EGI
$17.3K $14.45/SF
− OpEx
−$4.3K −$3.61/SF
NOI
$13.0K $10.84/SF
Area
Bonneville County, ID
Vacancy
14.00%
Lease Rate
$16.80 /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%
$260,060
Cap Rate 7%
$185,757
Cap Rate 9%
$144,478
Alternative Uses
Best Use
Office B
$185.8K
$162.5K – $216.7K
NOI $13,003 @ 7.0% cap · market cap 3.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$265.1K
$232.0K – $309.3K
NOI $18,559 @ 7.0% cap · market cap 5.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
147
Businesses Nearby
Explore this area
Business Placement
Demographics for 83404, ID
25,491
Population
9,606
Households
2.7
Avg Household Size
37
Median Age
35%
College-Educated
92%
High-School Grad
25.0 sq mi
ZIP Area
1,020
Density / Sq Mi
$79,211
Median Household Income
$36,802
Median Earnings
$1,013
Median Rent
$355,200
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 - Office suite offering five private offices, reception, conference room, and restrooms plus a covered patio.
Where is this office units located?
The property is located at 4-480 W Sunnyside Rd Idaho Falls, ID.
What is the asking price?
The asking price for this property is $359,000.
What are key features of this property?
This property features: Office suite layout includes five private offices, reception area, and a conference room; Reception area features a gas fireplace; Restroom includes a shower
