Downtown Flex
New
For Sale
$385,000
506 Main St., Caldwell, ID 83605
CBD-zoned corner property suited to retail, office, or mixed-use occupancy in downtown Caldwell.
Property Size2,106 SF
Days on Market6
Property Features for 506 Main St.
General Information
Standard status
Active
Size
2,106 SF
Property subtype
Retail
Zoning
CBD
Additional Details
Corner Location
Yes
Liquor License
No
Building Details
Building Size
2,106 SF
Year Built
1948
Listing Agency:
Lee & Associates Idaho
Listed By:
RJ Walker · License #SP 51803
(208) 488-5758
Source:
Lee-associates
Added: Sep 16
Last Checked: Sep 20 at 7:29AM
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 Lee & Associates Idaho
Investment Insights
Based on property information with market context.
Built in 1948, this flex property occupies a prominent corner at 5th Avenue and Main Street in downtown Caldwell. The CBD zoning supports retail, office, and mixed-use possibilities, providing flexibility for an owner-user, investor, or future conversion project.
The property is positioned within walking distance of Indian Creek Plaza, restaurants, and shops. Its corner placement and street frontage provide a visible presence in Caldwell’s downtown district, where surrounding revitalization and new development are reshaping the urban core.
The property is positioned within walking distance of Indian Creek Plaza, restaurants, and shops. Its corner placement and street frontage provide a visible presence in Caldwell’s downtown district, where surrounding revitalization and new development are reshaping the urban core.
Key Highlights
- CBD zoning supports retail, office, and mixed‑use opportunities
- Corner location at 5th Avenue and Main Street
- Built in 1948
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
$29,189
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
7.58%
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%
$583,780
$583.8K
Cap Rate 7%
$416,986
$417.0K
Cap Rate 9%
$324,322
$324.3K
Market Conditions
NOI Build-Up for 2,106 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
$44.2K $21.00/SF
− Vacancy
−$5.3K −$2.52/SF
EGI
$38.9K $18.48/SF
− OpEx
−$9.7K −$4.62/SF
NOI
$29.2K $13.86/SF
Area
Canyon County, ID
Vacancy
12.00%
Lease Rate
$21.00 /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%
$583,780
Cap Rate 7%
$416,986
Cap Rate 9%
$324,322
Alternative Uses
Best Use
Office B
$417.0K
$364.9K – $486.5K
NOI $29,189 @ 7.0% cap · market cap 7.58%
Second Best
Retail
$377.3K
$330.2K – $440.2K
NOI $26,414 @ 7.0% cap · market cap 6.86%
Theoretical Best
Office A
$560.9K
$490.8K – $654.4K
NOI $39,266 @ 7.0% cap · market cap 10.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
994
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 83605, ID
38,561
Population
14,197
Households
2.7
Avg Household Size
32
Median Age
14%
College-Educated
80%
High-School Grad
24.6 sq mi
ZIP Area
1,568
Density / Sq Mi
$60,657
Median Household Income
$31,806
Median Earnings
$973
Median Rent
$300,900
Median Home Value
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Flex space - CBD-zoned corner property suited to retail, office, or mixed-use occupancy in downtown Caldwell.
Where is this flex space located?
The property is located at 506 Main St. Caldwell, ID.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: CBD zoning supports retail, office, and mixed‑use opportunities; Corner location at 5th Avenue and Main Street; Built in 1948
