Flex Property with Shop
For Sale
$2,800,000
540 Emerson Ave, Idaho Falls, ID 83401
Multiple buildings and a paved commercial lot provide adaptable space for business operations.
Property Size14,896 SF
Price / SF$187.97
Days on Market44
Property Features for 540 Emerson Ave
General Information
Standard status
Active
Size
14,896 SF
Property subtype
Commercial
Additional Details
Road Access
Yes
Building Details
Year Built
2000
Buildings
2
Listing Agency:
Boss Real Estate
(208) 970-9170
Listed By:
Jayce Howell · License #SP00023594
Source:
Idahohomerealty
Added: Jul 19
Changed: Aug 29
Last Checked: Aug 30 at 6:06PM
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 Boss Real Estate
Investment Insights
Based on property information with market context.
This flex property combines a primary commercial building, a separate shop, and an additional paved lot. The main structure contains 8,296 SF with open areas and private offices, while the 6,600 SF shop includes four overhead doors and restroom facilities. A parking lot serves the buildings and supports employee, customer, and service-vehicle use.
The vacant lot adds .42 acre along Northgate Mile in Idaho Falls, placing the property within an established commercial corridor. The three-component configuration brings together office-oriented space, shop functionality, and separately situated paved land. The improvements were built in 2000.
The vacant lot adds .42 acre along Northgate Mile in Idaho Falls, placing the property within an established commercial corridor. The three-component configuration brings together office-oriented space, shop functionality, and separately situated paved land. The improvements were built in 2000.
Key Highlights
- 8,296 SF main commercial building with open areas and private offices
- 6,600 SF shop building with 4 overhead doors and restroom facilities
- .42 acre paved vacant lot at 500 Northgate Mile
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
$161,413
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
5.76%
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%
$3,228,260
$3.2M
Cap Rate 7%
$2,305,900
$2.3M
Cap Rate 9%
$1,793,478
$1.8M
Market Conditions
NOI Build-Up for 14,896 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
$250.3K $16.80/SF
− Vacancy
−$35.0K −$2.35/SF
EGI
$215.2K $14.45/SF
− OpEx
−$53.8K −$3.61/SF
NOI
$161.4K $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%
$3,228,260
Cap Rate 7%
$2,305,900
Cap Rate 9%
$1,793,478
Alternative Uses
Best Use
Office B
$2.31M
$2.02M – $2.69M
NOI $161,413 @ 7.0% cap · market cap 5.76%
Second Best
Flex RnD
$1.31M
$1.15M – $1.53M
NOI $91,847 @ 7.0% cap · market cap 3.28%
Theoretical Best
Office A
$3.29M
$2.88M – $3.84M
NOI $230,376 @ 7.0% cap · market cap 8.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
923
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 83401, ID
47,114
Population
16,026
Households
2.9
Avg Household Size
31
Median Age
30%
College-Educated
90%
High-School Grad
197.3 sq mi
ZIP Area
239
Density / Sq Mi
$75,870
Median Household Income
$35,293
Median Earnings
$1,132
Median Rent
$307,700
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?
Flex space - Multiple buildings and a paved commercial lot provide adaptable space for business operations.
Where is this flex space located?
The property is located at 540 Emerson Ave Idaho Falls, ID.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: 8,296 SF main commercial building with open areas and private offices; 6,600 SF shop building with 4 overhead doors and restroom facilities; .42 acre paved vacant lot at 500 Northgate Mile
