Coffeehouse Building with
New
For Sale
$430,000
604 S 8th Avenue, Pocatello, ID 83201
Commercial Sale, Pocatello, ID
Property Size3,120 SF
Price / SF$137.82
Days on Market4
Property Features for 604 S 8th Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
General Zoning: Commercial, Specific Zoning: Bannock-Commercial General
Rooms
Basement
Parking
4
Parking features
On Street, Off Street
Basement
Partial, Unfinished
Lot features
Interstate Exit/ Access, Near Mall/ Shop, Near Public Transit, Near Schools, Near Site Bus Stop, Near University/ College, Corner Lot
Directions
South on 8th
Standard status
Active
APN
RPPOC134900
Size
3,120 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
S25-T6S-R34E W80' LOTS 19 & 20 BLOCK 182 POCATELLO TOWNSITE
Tax Annual Amount
1950
Legal Description
S25-T6S-R34E W80' LOTS 19 & 20 BLOCK 182 POCATELLO TOWNSITE
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1960
Building materials
Frame, Brick
Listing Agency:
Silvercreek Realty Group
(208) 523-6111
Listed By:
Rose Stevens
(208) 251-1717
Added: Sep 24
Last Checked: Sep 27 at 12:06PM
MLS# 2186748
Copyright © 2026 Snake River Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,120-square-foot coffeehouse property was built in 1960 and includes a basement. Frame and brick construction, central air conditioning, and natural-gas forced-air heat serve the building. Public water and sewer are available, with both on-street and off-street parking. Renovations took place in 1992 and 2013.
The property is in Pocatello’s ISU Neighborhood Historic District, within a short distance of Idaho State University, restaurants, and shopping. A tenant currently occupies the building on a month-to-month basis; the sale is for the real estate, not the business.
The property is in Pocatello’s ISU Neighborhood Historic District, within a short distance of Idaho State University, restaurants, and shopping. A tenant currently occupies the building on a month-to-month basis; the sale is for the real estate, not the business.
Key Highlights
- 3,120 square feet with a basement
- Built in 1960; renovations completed in 1992 and 2013
- Frame and brick construction
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
$30,023
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
6.98%
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%
$600,460
$600.5K
Cap Rate 7%
$428,900
$428.9K
Cap Rate 9%
$333,589
$333.6K
Market Conditions
NOI Build-Up for 3,120 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
$41.2K $13.20/SF
− Vacancy
−$1.2K −$0.37/SF
EGI
$40.0K $12.83/SF
− OpEx
−$10.0K −$3.21/SF
NOI
$30.0K $9.62/SF
Area
Bannock County, ID
Vacancy
2.80%
Lease Rate
$13.20 /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%
$600,460
Cap Rate 7%
$428,900
Cap Rate 9%
$333,589
Alternative Uses
Best Use
Specialty Retail
$428.9K
$375.3K – $500.4K
NOI $30,023 @ 7.0% cap · market cap 6.98%
Second Best
Retail
$393.3K
$344.2K – $458.9K
NOI $27,532 @ 7.0% cap · market cap 6.40%
Theoretical Best
Office A
$517.0K
$452.4K – $603.2K
NOI $36,190 @ 7.0% cap · market cap 8.42%
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
1,513
Businesses Nearby
159k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 60%
Groceries 23%
Shops & Services 10%
Home Improvements & Furnishings 6%
Albertsons
Groceries
36,274 visits/mo
0.3 miles
McDonald's
Dining
26,733 visits/mo
0.4 miles
Taco Bell
Dining
15,411 visits/mo
0.4 miles
Jack in the Box
Dining
13,486 visits/mo
0.4 miles
Starbucks
Dining
9,766 visits/mo
0.2 miles
Demographics for 83201, ID
38,921
Population
15,885
Households
2.5
Avg Household Size
33
Median Age
34%
College-Educated
94%
High-School Grad
34.2 sq mi
ZIP Area
1,138
Density / Sq Mi
$63,209
Median Household Income
$34,118
Median Earnings
$905
Median Rent
$256,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Coffee shop - The 3,120-square-foot building is occupied by a month-to-month tenant.
Where is this coffee shop located?
The property is located at 604 S 8th Avenue Pocatello, ID.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: 3,120 square feet with a basement; Built in 1960; renovations completed in 1992 and 2013; Frame and brick construction
