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    Prime Commercial Land in Tetonia Title is generated by Realmo AI

    6400 N MAIN Street, Tetonia, ID 83452

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    Claim this Listing
    For Sale
    $1,000,000

    Commercial lots on Main Street, Tetonia, ready to build.

    Type:Commercial
    Lot size:
    0.94 Acres
    Added:
    May 24, 2026
    Days on Market:
    10
    Last Refresh:
    May 24 at 2:44 pm

    Property Features for 6400 N MAIN Street

    General Information

    Standard status
    Active
    Lot size
    0.94 Acres
    Property subtype
    Commercial

    We can help!

    Listing Contact
    John K Pehrson

    Listing agent John K Pehrson

    Listing office Wild Rose Realty

    Listing date May 24, 2026

    Source Clearwaterproperties

    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 Wild Rose Realty

    HighLights

    • Prime commercial property consisting of 4 lots totaling .94 acres.
    • Located directly on Main Street (Hwy 33) and Teton Avenue.
    • Zoned C1, the best commercial zoning in Tetonia, allowing for diverse business types.
    • City sewer and water available.
    • Located in Tetonia, the gateway to Teton Valley, Idaho.
    • Highway 33 is the main route from Idaho Falls and Rexburg to Teton Valley and Jackson Hole, Wyoming.

    Overview

    This prime commercial property is ready for development. The listing includes four lots, part of a larger set of twelve contiguous commercial lots zoned C1 in Tetonia, Idaho. The property encompasses approximately 0.94 acres, covering over half a city block. These commercial lots are located directly on Main Street (Highway 33) and Teton Avenue. The C1 zoning allows for retail stores and shops, restaurants and food service, professional offices, lodging accommodations, entertainment venues, and all professional services. City sewer and water services are available. Tetonia serves as the gateway to Teton Valley, Idaho. Highway 33, which runs through the city, is the primary route from Idaho Falls and Rexburg to Teton Valley, Idaho, and Jackson Hole, Wyoming.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Law Firm Spa & Massage Center Hair Salon Auto Parts Store Nail Salon Auto Repair Shop Department Store Kitchen & Bath Showroom Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Tetonia
    County
    Teton
    State
    Idaho
    Longitude
    -111.1604716
    Latitude
    43.8163142

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    FAQs

    What type of property is this?
    Commercial land - Commercial lots on Main Street, Tetonia, ready to build.
    Where is this commercial land located?
    The property is located at 6400 N MAIN Street Tetonia, ID.
    What is the asking price?
    The asking price for this property is $1,000,000.
    What are key features of this property?
    This property features: Prime commercial property consisting of 4 lots totaling .94 acres.; Located directly on Main Street (Hwy 33) and Teton Avenue.; Zoned C1, the best commercial zoning in Tetonia, allowing for diverse business types.
    We can help!
    Listing Contact
    John K Pehrson
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    6400 N MAIN Street, Tetonia, ID 83452
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