RV Storage Condo with Roll-Up
For Sale
$108,500
Pending
498 Garwood, Rathdrum, ID 83858
Commercial condo unit with a 12' x 14' roll-up door, RV outlet, and mezzanine for added storage space.
Property Size733 SF
Days on Market60
Property Features for 498 Garwood
General Information
Standard status
Pending
Size
733 SF
Property subtype
General Commercial
Additional Details
Drive-In Doors
1
Taxes and HOA fees
Annual Taxes
$310
Amenities
3
Level
Exterior Lighting. Paved Road, Level.
Building Details
Year Built
2004
Listing Agency:
Mike Icardo Realty
(702) 575-9628
Listed By:
Brenda Olson · License #SP56049
(702) 575-9628
Source:
Xome
Added: Jun 11
Changed: Aug 8
Last Checked: Aug 9 at 4:28AM
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 Mike Icardo Realty
Investment Insights
Based on property information with market context.
This commercial condo unit is located within Hayden Lake Executive RV & Boat Storage and offers a flexible warehouse-style layout sized at approximately 16' x 47'. The unit features a 12' x 14' roll-up door and a 30 AMP RV outlet. A mezzanine spans approximately 10.5' x 15.5' with about 10.5' clear under the mezzanine, along with approximately 36.5' of open floor space in front of it.
The storage complex is gated and equipped with full security cameras. Public remarks also indicate utilities are included, which can simplify operating expenses for an onsite storage setup.
The storage complex is gated and equipped with full security cameras. Public remarks also indicate utilities are included, which can simplify operating expenses for an onsite storage setup.
Key Highlights
- Commercial condo unit at Hayden Lake Executive RV & Boat Storage, built in 2004
- ±16' x 47' unit with a 12' x 14' roll‑up door and 30 AMP RV outlet
- 10.5' x 15.5' mezzanine with 10.5' clear underneath
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
$6,400
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
5.90%
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%
$128,000
$128.0K
Cap Rate 7%
$91,429
$91.4K
Cap Rate 9%
$71,111
$71.1K
Market Conditions
NOI Build-Up for 733 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
$9.7K $13.20/SF
− Vacancy
−$532 −$0.73/SF
EGI
$9.1K $12.47/SF
− OpEx
−$2.7K −$3.74/SF
NOI
$6.4K $8.73/SF
Area
Kootenai County, ID
Vacancy
5.50%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
30.00%
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%
$128,000
Cap Rate 7%
$91,429
Cap Rate 9%
$71,111
Alternative Uses
Best Use
Self Storage
$91.4K
$80.0K – $106.7K
NOI $6,400 @ 7.0% cap · market cap 5.90%
Second Best
Warehouse
$75.9K
$66.5K – $88.6K
NOI $5,316 @ 7.0% cap · market cap 4.90%
Theoretical Best
Office A
$159.0K
$139.1K – $185.5K
NOI $11,130 @ 7.0% cap · market cap 10.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
45
Businesses Nearby
Explore this area
Business Placement
Demographics for 83858, ID
17,113
Population
7,660
Households
2.2
Avg Household Size
41
Median Age
25%
College-Educated
92%
High-School Grad
112.1 sq mi
ZIP Area
153
Density / Sq Mi
$93,006
Median Household Income
$38,717
Median Earnings
$1,244
Median Rent
$452,700
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Self storage facility - Commercial condo unit with a 12' x 14' roll-up door, RV outlet, and mezzanine for added storage space.
Where is this self storage facility located?
The property is located at 498 Garwood Rathdrum, ID.
What is the asking price?
The asking price for this property is $108,500.
What are key features of this property?
This property features: Commercial condo unit at Hayden Lake Executive RV & Boat Storage, built in 2004; ±16' x 47' unit with a 12' x 14' roll‑up door and 30 AMP RV outlet; 10.5' x 15.5' mezzanine with 10.5' clear underneath
