Brick Office Building with Private
For Sale
$1,128,000
645 W Clark St, Pocatello, ID 83204
COMMERCIAL/INDUSTRIAL, Pocatello, ID
Property Size6,600 SF
Lot Size0.58 Acres
Price / SF$170.91
Days on Market53
Property Features for 645 W Clark St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial General
Subdivision
Pocatello Townsite
Lot features
Near Schools
Directions
From Arthur to W Clark
Standard status
Active
Lot size
0.58 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lots 15-20 Block 532 Pocatello Townsite
Tax Annual Amount
3948
Legal Description
Lots 15-20 Block 532 Pocatello Townsite
Utilities
Heating system
Forced Air
Water source
Public
Amenities
full kitchen
coffee/break area
secure vault
upstairs storage
Building Details
Year built
1947
Building materials
Brick
Listing Agency:
Idaho Rocky Mountain Real Estate
(208) 237-2078
Listed By:
Jennifer Brunson · License #SP36244
(208) 221-2664
Added: Aug 12
Changed: Sep 25
Last Checked: Oct 3 at 4:06PM
MLS# 583346
Copyright © 2026 Greater Pocatello Association of REALTORS®. 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 1947 office building is constructed of brick and sits on a 0.58-acre corner lot. The interior includes 12 private offices, a 1,120-square-foot open office area, and a 1,300-square-foot recreation and training room that can support meetings, group activities, or additional office configuration. A full kitchen, separate coffee and break area, two restrooms, a secure vault, and upstairs storage add practical support space. The property also includes forced-air heating and public water service.
A fully fenced parking area provides approximately 25–30 spaces. Commercial General zoning supports the property's office-oriented configuration, with a layout that includes a counseling center and can accommodate professional, medical, educational, or coworking operations as described in the property information. The address is 645 W Clark St in Pocatello, Idaho.
A fully fenced parking area provides approximately 25–30 spaces. Commercial General zoning supports the property's office-oriented configuration, with a layout that includes a counseling center and can accommodate professional, medical, educational, or coworking operations as described in the property information. The address is 645 W Clark St in Pocatello, Idaho.
Key Highlights
- 12 private offices within a brick office building
- 1,120‑square‑foot open office area
- 1,300‑square‑foot recreation and training room
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
$60,816
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
5.39%
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%
$1,216,320
$1.2M
Cap Rate 7%
$868,800
$868.8K
Cap Rate 9%
$675,733
$675.7K
Market Conditions
NOI Build-Up for 6,600 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
$106.9K $16.20/SF
− Vacancy
−$5.6K −$0.84/SF
EGI
$101.4K $15.36/SF
− OpEx
−$40.5K −$6.14/SF
NOI
$60.8K $9.21/SF
Area
Bannock County, ID
Vacancy
5.20%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
40.00%
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%
$1,216,320
Cap Rate 7%
$868,800
Cap Rate 9%
$675,733
Alternative Uses
Best Use
Healthcare Medical
$868.8K
$760.2K – $1.01M
NOI $60,816 @ 7.0% cap · market cap 5.39%
Second Best
Office B
$766.3K
$670.5K – $894.0K
NOI $53,638 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$1.09M
$956.9K – $1.28M
NOI $76,555 @ 7.0% cap · market cap 6.79%
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
967
Businesses Nearby
Explore this area
Business Placement
Demographics for 83204, ID
18,408
Population
8,238
Households
2.2
Avg Household Size
38
Median Age
32%
College-Educated
94%
High-School Grad
280.1 sq mi
ZIP Area
66
Density / Sq Mi
$55,191
Median Household Income
$33,806
Median Earnings
$748
Median Rent
$233,000
Median Home Value
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Flexible layout includes open workspace, training space, kitchen, and secure storage.
Where is this office building located?
The property is located at 645 W Clark St Pocatello, ID.
What is the asking price?
The asking price for this property is $1,128,000.
What are key features of this property?
This property features: 12 private offices within a brick office building; 1,120‑square‑foot open office area; 1,300‑square‑foot recreation and training room
