Single-Tenant Industrial Headquarters with
For Sale
$3,500,000
5090 N Sawyer Ave, Garden City, ID 83714
Functional industrial headquarters with substantial paved yard, leased long term to Diamond Heating & Cooling.
Property Size19,000 SF
Lot Size1.46 Acres
Price / SF$184.21
Days on Market50
Property Features for 5090 N Sawyer Ave
General Information
Standard status
Active
Size
19,000 SF
Lot size
1.46 Acres
Property subtype
Industrial
Occupancy
100%
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Building Details
Tenancy
Single
Listing Agency:
(208) 947-0845
Listed By:
Dan Minnaert, SIOR, CCIM
Source:
Tokcommercial
Added: Jun 24
Changed: Jul 10
Last Checked: Aug 12 at 4:46AM
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 Dan Minnaert, SIOR, CCIM
Investment Insights
Based on property information with market context.
5090 N. Sawyer Avenue is a single-tenant industrial investment property leased to Diamond Heating & Cooling. The facility serves as the company’s primary operational headquarters and is supported by substantial paved yard space designed for fleet parking, equipment storage, material staging, and vehicle circulation.
The property is located in the Boise area’s established industrial corridor in Garden City, with immediate access to Chinden Boulevard and I-184, providing convenient connectivity throughout the Treasure Valley.
The building is 100% leased to Diamond Heating & Cooling under a long-term lease structure. Approximately 2 years and 10 months remain on the current term, with one 1-year renewal option available. The combination of a functional headquarters layout and dedicated yard areas makes the property well suited to an owner-operator or investor seeking an industrial asset tied to an established local business.
The property is located in the Boise area’s established industrial corridor in Garden City, with immediate access to Chinden Boulevard and I-184, providing convenient connectivity throughout the Treasure Valley.
The building is 100% leased to Diamond Heating & Cooling under a long-term lease structure. Approximately 2 years and 10 months remain on the current term, with one 1-year renewal option available. The combination of a functional headquarters layout and dedicated yard areas makes the property well suited to an owner-operator or investor seeking an industrial asset tied to an established local business.
Key Highlights
- Single‑tenant industrial property leased 100% to Diamond Heating & Cooling as its primary operational headquarters
- Long‑term lease in place with approx. 2 years and 10 months remaining, plus one 1‑year renewal option
- 19,000 SF headquarters facility on 1.46 acres with substantial paved yard for fleet parking, equipment storage, material staging, and vehicle circulation
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
$203,035
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
5.80%
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%
$4,060,700
$4.1M
Cap Rate 7%
$2,900,500
$2.9M
Cap Rate 9%
$2,255,944
$2.3M
Market Conditions
NOI Build-Up for 19,000 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
$262.2K $13.80/SF
− Vacancy
−$23.3K −$1.23/SF
EGI
$238.9K $12.57/SF
− OpEx
−$35.8K −$1.89/SF
NOI
$203.0K $10.69/SF
Area
Ada County, ID
Vacancy
8.90%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
15.00%
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%
$4,060,700
Cap Rate 7%
$2,900,500
Cap Rate 9%
$2,255,944
Alternative Uses
Best Use
Warehouse
$2.90M
$2.54M – $3.38M
NOI $203,035 @ 7.0% cap · market cap 5.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.25M
$4.59M – $6.12M
NOI $367,308 @ 7.0% cap · market cap 10.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
605
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 83714, ID
26,181
Population
11,672
Households
2.2
Avg Household Size
43
Median Age
45%
College-Educated
94%
High-School Grad
54.2 sq mi
ZIP Area
483
Density / Sq Mi
$86,114
Median Household Income
$43,867
Median Earnings
$1,384
Median Rent
$468,100
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.
Similar Off Market Nearby
- Republic Storage Of Idaho — 210 Murray St, Garden City, ID 83714
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- Embassy Inc — 210 Murray St, Boise, ID 83714
- Better Way Moving & Storage — 504 E 45th St Ste 1, Garden City, ID 83714
- Riverview Mini Storage — 523 E 47th St, Garden City, ID 83714
Frequently Asked Questions
What type of property is this?
Warehouse - Functional industrial headquarters with substantial paved yard, leased long term to Diamond Heating & Cooling.
Where is this warehouse located?
The property is located at 5090 N Sawyer Ave Garden City, ID.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Single‑tenant industrial property leased 100% to Diamond Heating & Cooling as its primary operational headquarters; Long‑term lease in place with approx. 2 years and 10 months remaining, plus one 1‑year renewal option; 19,000 SF headquarters facility on 1.46 acres with substantial paved yard for fleet parking, equipment storage, material staging, and vehicle circulation
