Restaurant Space with Patio
For Sale
$2,531,250
4648 Old Valley Road, Eagle, ID 83616
Newly built restaurant space with patio seating and strong Highway 44 exposure at a signalized intersection.
Property Size5,625 SF
Price / SF$450
Days on Market88
Property Features for 4648 Old Valley Road
General Information
Standard status
Active
Size
5,625 SF
Property subtype
Commercial
Site & Location
Traffic Count
26,622 vehicles/day
Highway Access
Yes
Road Access
Yes
Listing Agency:
TOK Commercial
Listed By:
Mike Ballantyne · License #DB18541
(208) 947-0815
Source:
Clearwaterproperties
Added: Jun 10
Changed: Sep 4
Last Checked: Sep 4 at 7:17AM
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 TOK Commercial
Investment Insights
Based on property information with market context.
New construction in Eagle’s newest mixed-use development combining office, retail, and restaurant space. The available offering includes patio space seating, designed to support restaurant users that want an outdoor dining component as part of their concept.
The property is located along the fast-growing State Street corridor and provides excellent exposure on Highway 44 frontage. It sits at the signalized intersection of Linder Road, with visibility to over 26,622 vehicles per day, and benefits from shared parking with a parking ratio of over 4:1,000.
With its restaurant-ready configuration and outdoor patio seating, this space is well suited for operators seeking a presence within a mixed-use environment while drawing from nearby daytime and visitor traffic drivers. The surrounding area includes Eagle High School (2,000+ students), Eagle Island State Park (545 acres with a campground and recreational amenities), and additional retail and event destinations referenced in the offering materials. Shared parking and high-visibility frontage can support straightforward customer access for both lunch and evening dining.
The property is located along the fast-growing State Street corridor and provides excellent exposure on Highway 44 frontage. It sits at the signalized intersection of Linder Road, with visibility to over 26,622 vehicles per day, and benefits from shared parking with a parking ratio of over 4:1,000.
With its restaurant-ready configuration and outdoor patio seating, this space is well suited for operators seeking a presence within a mixed-use environment while drawing from nearby daytime and visitor traffic drivers. The surrounding area includes Eagle High School (2,000+ students), Eagle Island State Park (545 acres with a campground and recreational amenities), and additional retail and event destinations referenced in the offering materials. Shared parking and high-visibility frontage can support straightforward customer access for both lunch and evening dining.
Key Highlights
- 8‑acre lot with total building area of 5,625 SF
- New construction restaurant space in Eagle’s newest mixed‑use development
- Patio seating available for restaurant users
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
$77,355
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
3.06%
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%
$1,547,100
$1.5M
Cap Rate 7%
$1,105,071
$1.1M
Cap Rate 9%
$859,500
$859.5K
Market Conditions
NOI Build-Up for 5,625 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
$108.0K $19.20/SF
− Vacancy
−$4.9K −$0.86/SF
EGI
$103.1K $18.34/SF
− OpEx
−$25.8K −$4.58/SF
NOI
$77.4K $13.75/SF
Area
Ada County, ID
Vacancy
4.50%
Lease Rate
$19.20 /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%
$1,547,100
Cap Rate 7%
$1,105,071
Cap Rate 9%
$859,500
Alternative Uses
Best Use
Specialty Retail
$1.11M
$966.9K – $1.29M
NOI $77,355 @ 7.0% cap · market cap 3.06%
Second Best
Retail
$1.02M
$891.2K – $1.19M
NOI $71,296 @ 7.0% cap · market cap 2.82%
Theoretical Best
Office A
$1.55M
$1.36M – $1.81M
NOI $108,743 @ 7.0% cap · market cap 4.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
26,622 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
22k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Jacksons
Shops & Services
16,722 visits/mo
0.5 miles
Sinclair
Shops & Services
5,377 visits/mo
0.3 miles
Demographics for 83616, ID
33,311
Population
13,756
Households
2.4
Avg Household Size
46
Median Age
53%
College-Educated
96%
High-School Grad
111.3 sq mi
ZIP Area
299
Density / Sq Mi
$118,013
Median Household Income
$58,728
Median Earnings
$1,752
Median Rent
$720,300
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Newly built restaurant space with patio seating and strong Highway 44 exposure at a signalized intersection.
Where is this storefront property located?
The property is located at 4648 Old Valley Road Eagle, ID.
What is the asking price?
The asking price for this property is $2,531,250.
What are key features of this property?
This property features: 8‑acre lot with total building area of 5,625 SF; New construction restaurant space in Eagle’s newest mixed‑use development; Patio seating available for restaurant users
