Refrigerated Cold Storage
For Sale
$2,795,000
4074 N 2000 E, Filer, ID 83328
Cold storage, warehouse, office, loading, and yard improvements support multiple commercial operations.
Property Size24,557 SF
Lot Size14.44 Acres
Price / SF$113.82
Days on Market19
Property Features for 4074 N 2000 E
General Information
Standard status
Active
Size
24,557 SF
Lot size
14.44 Acres
Zoning
AG
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Warehouse & Industrial
Warehouse Space
12,416 SF
Office Build-Out
5,917 SF
Dock-High Doors
4
Drive-In Doors
3
Cold Storage
Yes
Cold Storage Area
6,224 SF
Amenities
private offices
conference room
break room
multi-stall restrooms
Building Details
Year Built
1992
Buildings
2
Listing Agency:
Berkshire Hathaway HomeServices Idaho Homes & Properties
(208) 733-5336
Listed By:
Mandi Riddle · License #DB32412
Source:
Idahohouseforsale
Added: Aug 10
Changed: Aug 28
Last Checked: Aug 28 at 12:59PM
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 Berkshire Hathaway HomeServices Idaho Homes & Properties
Investment Insights
Based on property information with market context.
This refrigerated and cold-storage facility includes 24,557 square feet of improvements on 14.44 acres. The property contains approximately 12,416 SF of heated warehouse space, 6,224 SF of refrigerated storage, and 3,917 SF of remodeled office area. The office component includes private offices, a conference room, break room, and multi-stall restrooms, while a separate 2,000 SF office building provides additional space.
Operational improvements include four loading docks, two drive-in overhead doors, a south bay with its own drive-in door, two large entrances, parking, and yard area. The property is served by substantial power, two wells, 9 Twin Falls Canal Company water shares, and .404 cfs of commercial water rights. Located off Hwy 30 between Filer and Buhl, the site is zoned AG and includes room to expand refrigerated storage.
Operational improvements include four loading docks, two drive-in overhead doors, a south bay with its own drive-in door, two large entrances, parking, and yard area. The property is served by substantial power, two wells, 9 Twin Falls Canal Company water shares, and .404 cfs of commercial water rights. Located off Hwy 30 between Filer and Buhl, the site is zoned AG and includes room to expand refrigerated storage.
Key Highlights
- 14.44‑acre property with 24,557 square feet of improvements
- Approximately 6,224 SF of refrigerated cold storage with room to add more
- Approximately 12,416 SF of heated warehouse space
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
$211,509
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
7.57%
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%
$4,230,180
$4.2M
Cap Rate 7%
$3,021,557
$3.0M
Cap Rate 9%
$2,350,100
$2.4M
Market Conditions
NOI Build-Up for 24,557 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
$324.2K $13.20/SF
− Vacancy
−$42.1K −$1.72/SF
EGI
$282.0K $11.48/SF
− OpEx
−$70.5K −$2.87/SF
NOI
$211.5K $8.61/SF
Area
Twin Falls County, ID
Vacancy
13.00%
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%
$4,230,180
Cap Rate 7%
$3,021,557
Cap Rate 9%
$2,350,100
Alternative Uses
Best Use
Office B
$3.02M
$2.64M – $3.53M
NOI $211,509 @ 7.0% cap · market cap 7.57%
Second Best
Warehouse
$2.72M
$2.38M – $3.17M
NOI $190,100 @ 7.0% cap · market cap 6.80%
Theoretical Best
Specialty Retail
$5.63M
$4.93M – $6.57M
NOI $394,342 @ 7.0% cap · market cap 14.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Dock-high doors
3
Drive-in doors
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 83328, ID
6,230
Population
2,518
Households
2.5
Avg Household Size
37
Median Age
21%
College-Educated
86%
High-School Grad
67.3 sq mi
ZIP Area
93
Density / Sq Mi
$62,273
Median Household Income
$35,841
Median Earnings
$1,131
Median Rent
$293,500
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?
Refrigerated & cold storage - Cold storage, warehouse, office, loading, and yard improvements support multiple commercial operations.
Where is this refrigerated & cold storage located?
The property is located at 4074 N 2000 E Filer, ID.
What is the asking price?
The asking price for this property is $2,795,000.
What are key features of this property?
This property features: 14.44‑acre property with 24,557 square feet of improvements; Approximately 6,224 SF of refrigerated cold storage with room to add more; Approximately 12,416 SF of heated warehouse space
