Standalone Flex
For Sale
Contact for pricing
5555 North Pioneer Drive, Coeur d Alene, ID 83815
Open interior supports showroom, distribution, or corporate headquarters uses.
Property Size14,236 SF
Price / SF$193.17
Days on Market109
Property Features for 5555 North Pioneer Drive
General Information
Standard status
Active
Size
14,236 SF
Property subtype
Retail, Office, Mixed Use
Zoning
c-17
Building Details
Year Built
1998
Year Renovated
2012
Buildings
1
Listing Agency:
Goodale & Barbieri
(509) 459-6109
Listed By:
Cory Barbieri · License #WA B92954
Source:
Crexi
Added: May 17
Changed: Sep 2
Last Checked: Sep 1 at 6:58AM
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 Goodale & Barbieri
Investment Insights
Based on property information with market context.
This standalone flex space offers an open interior that can accommodate a retail showroom, distribution operation, or multi-use corporate headquarters. The building includes dedicated on-site parking and sits on flat, accessible terrain, supporting straightforward customer and delivery access.
The property is located at 5555 Pioneer Dr, Coeur d'Alene, ID 83815, with proximity to the US-95 highway system. Its combination of flexible interior configuration, surface parking, and highway access provides a practical setting for multiple commercial applications.
The property is located at 5555 Pioneer Dr, Coeur d'Alene, ID 83815, with proximity to the US-95 highway system. Its combination of flexible interior configuration, surface parking, and highway access provides a practical setting for multiple commercial applications.
Key Highlights
- Standalone commercial building with an open‑concept interior
- Suitable for retail showroom, distribution, or corporate headquarters use
- Dedicated on‑site parking
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
$143,499
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
5.22%
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%
$2,869,980
$2.9M
Cap Rate 7%
$2,049,986
$2.0M
Cap Rate 9%
$1,594,433
$1.6M
Market Conditions
NOI Build-Up for 14,236 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
$213.5K $15.00/SF
− Vacancy
−$8.5K −$0.60/SF
EGI
$205.0K $14.40/SF
− OpEx
−$61.5K −$4.32/SF
NOI
$143.5K $10.08/SF
Area
Kootenai County, ID
Vacancy
4.00%
Lease Rate
$15.00 /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%
$2,869,980
Cap Rate 7%
$2,049,986
Cap Rate 9%
$1,594,433
Alternative Uses
Best Use
Retail
$2.05M
$1.79M – $2.39M
NOI $143,499 @ 7.0% cap · market cap 5.22%
Second Best
Warehouse
$1.47M
$1.29M – $1.72M
NOI $103,242 @ 7.0% cap · market cap 3.75%
Theoretical Best
Office A
$3.09M
$2.70M – $3.60M
NOI $216,171 @ 7.0% cap · market cap 7.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
711
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 83815, ID
39,412
Population
17,031
Households
2.3
Avg Household Size
39
Median Age
33%
College-Educated
96%
High-School Grad
15.6 sq mi
ZIP Area
2,526
Density / Sq Mi
$77,139
Median Household Income
$39,257
Median Earnings
$1,445
Median Rent
$472,300
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Open interior supports showroom, distribution, or corporate headquarters uses.
Where is this flex space located?
The property is located at 5555 North Pioneer Drive Coeur d Alene, ID.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: Standalone commercial building with an open‑concept interior; Suitable for retail showroom, distribution, or corporate headquarters use; Dedicated on‑site parking
