Office Building with Private
For Sale
$359,000
480 W Sunnyside Road #4, Idaho Falls, ID 83402
Office property with reception, conference space, basement storage, covered patio, garage, and courtyard amenities.
Property Size1,635 SF
Price / SF$219.57
Days on Market16
Property Features for 480 W Sunnyside Road #4
General Information
Standard status
Active
Size
1,635 SF
Total Parking Spaces
3
Amenities
gas fireplace
conference room
restroom with shower
basement
covered back patio
air conditioning
yard sprinkler system
courtyard area
Building Details
Year Built
1979
Listing Agency:
SVN High Desert Commercial
(208) 535-8520
Listed By:
Randy Waters · License #SP31104
Source:
Griderpeterson
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 31 at 7:49PM
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 1,635-square-foot office property, built in 1979, is arranged with five private offices, a reception area featuring a gas fireplace, a conference room, and a restroom with a shower. The layout also includes a 435 SF basement and a 200 SF covered back patio with basement access. Air conditioning, a yard sprinkler system, a three-car garage, and a courtyard add to the property's existing features.
Located at 480 W Sunnyside Road #4 in Idaho Falls, the property offers a defined office configuration with supplemental basement and exterior areas. Operating a business from the property requires a variance from the City.
Located at 480 W Sunnyside Road #4 in Idaho Falls, the property offers a defined office configuration with supplemental basement and exterior areas. Operating a business from the property requires a variance from the City.
Key Highlights
- Five private offices plus reception and conference room
- 1,635‑square‑foot office property built in 1979
- 435 SF basement with access from the covered back 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
$17,717
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
4.94%
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%
$354,340
$354.3K
Cap Rate 7%
$253,100
$253.1K
Cap Rate 9%
$196,856
$196.9K
Market Conditions
NOI Build-Up for 1,635 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
$27.5K $16.80/SF
− Vacancy
−$3.8K −$2.35/SF
EGI
$23.6K $14.45/SF
− OpEx
−$5.9K −$3.61/SF
NOI
$17.7K $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%
$354,340
Cap Rate 7%
$253,100
Cap Rate 9%
$196,856
Alternative Uses
Best Use
Office B
$253.1K
$221.5K – $295.3K
NOI $17,717 @ 7.0% cap · market cap 4.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$361.2K
$316.1K – $421.4K
NOI $25,286 @ 7.0% cap · market cap 7.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
183
Businesses Nearby
Explore this area
Business Placement
Demographics for 83402, ID
28,452
Population
11,983
Households
2.4
Avg Household Size
34
Median Age
31%
College-Educated
92%
High-School Grad
171.0 sq mi
ZIP Area
166
Density / Sq Mi
$72,064
Median Household Income
$35,593
Median Earnings
$904
Median Rent
$301,400
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 building - Office property with reception, conference space, basement storage, covered patio, garage, and courtyard amenities.
Where is this office building located?
The property is located at 480 W Sunnyside Road #4 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: Five private offices plus reception and conference room; 1,635‑square‑foot office property built in 1979; 435 SF basement with access from the covered back patio
