Office Units with
For Sale
$359,000
480 West Sunnyside Road, Idaho Falls, ID 83402
Office property with private workspaces, meeting space, basement storage, and a required municipal variance for business operations.
Property Size1,635 SF
Days on Market64
Property Features for 480 West Sunnyside Road
General Information
Standard status
Active
Size
1,635 SF
Class
B
Total Parking Spaces
3
Property subtype
Office
Amenities
air conditioning
yard sprinkler system
courtyard area
Building Details
Building Size
1,635 SF
Year Built
1979
Listing Agency:
SVN | High Desert Commercial
(208) 535-8520
Listed By:
Randy Waters · License #ID #SP31104
Source:
Svn
Added: Jun 29
Changed: Aug 29
Last Checked: Aug 31 at 1:31PM
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 property, built in 1979, provides five private offices, a reception area with 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 direct basement access. Air conditioning, a three-car garage, a courtyard, and a yard sprinkler system are included among the property improvements.
Business use at the property requires a variance from the City. The combination of dedicated office rooms, meeting space, accessory storage, and outdoor areas supports a range of professional office configurations while retaining useful on-site amenities.
Business use at the property requires a variance from the City. The combination of dedicated office rooms, meeting space, accessory storage, and outdoor areas supports a range of professional office configurations while retaining useful on-site amenities.
Key Highlights
- Five private offices with reception area and conference room
- 435 SF basement with access from the covered patio
- 200 SF 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Office property with private workspaces, meeting space, basement storage, and a required municipal variance for business operations.
Where is this office units located?
The property is located at 480 West Sunnyside Road 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 with reception area and conference room; 435 SF basement with access from the covered patio; 200 SF covered back patio
