CBD Office
For Sale
Contact for pricing
645 E State St, Eagle, ID 83616
Established office property with a professional building profile and central business district zoning.
Property Size6,286 SF
Price / SF$445
Days on Market167
Property Features for 645 E State St
General Information
Standard status
Active
Size
6,286 SF
Class
B
Property subtype
Office
Zoning
CBD
Lease Type
Modified Gross
Additional Details
Cap Rate
6.5%
Building Details
Year Built
2009
Buildings
1
Stories
2
Units
1
Tenancy
Multi
Listing Agency:
Stark Accelerators Commercial Real Estate
(775) 825-4400
Listed By:
Ken Stark · License #ID DB49181
Source:
Crexi
Added: Mar 17
Changed: Aug 30
Last Checked: Aug 30 at 4:05PM
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 Stark Accelerators Commercial Real Estate
Investment Insights
Based on property information with market context.
The property is a 6,286-square-foot office building constructed in 2009. Its CBD zoning supports its identification as an office asset within the central business district framework.
Located at 645 E State St in Eagle, Idaho, the building presents an established commercial office profile. The property is associated with a 6.50% CAP rate, offering a defined investment metric for evaluating the asset.
Located at 645 E State St in Eagle, Idaho, the building presents an established commercial office profile. The property is associated with a 6.50% CAP rate, offering a defined investment metric for evaluating the asset.
Key Highlights
- 6,286‑square‑foot office building
- Constructed in 2009
- CBD zoning
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
$85,144
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
3.04%
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%
$1,702,880
$1.7M
Cap Rate 7%
$1,216,343
$1.2M
Cap Rate 9%
$946,044
$946.0K
Market Conditions
NOI Build-Up for 6,286 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
$132.0K $21.00/SF
− Vacancy
−$18.5K −$2.94/SF
EGI
$113.5K $18.06/SF
− OpEx
−$28.4K −$4.52/SF
NOI
$85.1K $13.54/SF
Area
Ada County, ID
Vacancy
14.00%
Lease Rate
$21.00 /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%
$1,702,880
Cap Rate 7%
$1,216,343
Cap Rate 9%
$946,044
Alternative Uses
Best Use
Office B
$1.22M
$1.06M – $1.42M
NOI $85,144 @ 7.0% cap · market cap 3.04%
Second Best
Healthcare Medical
$1.14M
$994.3K – $1.33M
NOI $79,543 @ 7.0% cap · market cap 2.84%
Theoretical Best
Office A
$1.74M
$1.52M – $2.03M
NOI $121,521 @ 7.0% cap · market cap 4.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,861
Businesses Nearby
Explore this area
Business Placement
Demographics for 83616, ID
33,311
Population
13,756
Households
2.4
Avg Household Size
46
Median Age
53%
College-Educated
96%
High-School Grad
111.3 sq mi
ZIP Area
299
Density / Sq Mi
$118,013
Median Household Income
$58,728
Median Earnings
$1,752
Median Rent
$720,300
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Established office property with a professional building profile and central business district zoning.
Where is this office building located?
The property is located at 645 E State St Eagle, ID.
What is the asking price?
The asking price for this property is $2,797,270.
What are key features of this property?
This property features: 6,286‑square‑foot office building; Constructed in 2009; CBD zoning
