Feed Lot and Storage
For Sale
$1,680,000
6493 Trinity Ln, Athol, ID 83801
Two commercial buildings and a small home support an operational feed lot setup with multiple holding pens.
Property Size5,984 SF
Lot Size9.00 Acres
Price / SF$280.75
Days on Market80
Property Features for 6493 Trinity Ln
General Information
Standard status
Active
Size
5,984 SF
Lot size
9.00 Acres
Property subtype
Commercial
Additional Details
Business Included
Yes
Utilities to Site
Yes
Heavy Power
Yes
Taxes and HOA fees
Annual Taxes
$1,683
Amenities
Garage: No Garage, Other, Off Street, Open
No Garage, Other, Off Street, Open
Building Details
Year Built
1991
Listing Agency:
NORTH COUNTRY REALTY
(509) 671-0920
Listed By:
Wilma Mason · License #25001268
Source:
Clearwaterproperties
Added: Jun 6
Changed: Aug 23
Last Checked: Aug 23 at 6:09AM
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 NORTH COUNTRY REALTY
Investment Insights
Based on property information with market context.
The property includes two large commercial buildings and a small residence on approximately 9 acres. The home is a small 1-bedroom, 1-bath layout with an open floor plan and a wood stove. The site is set up for livestock use, including holding pens designed as five large pens and three smaller ones, along with feedlot components such as chutes and feeders to support feed lot operations. The property has been used as a feed lot and is registered as an Idaho Approved Feed Lot.
Facilities include a producing well and 3-phase power to the property line. The seller indicates there is a conditional use permit allowing the sale of products for farming, including feed. A listing history also notes the equipment associated with feedlot use may be available for purchase separately, depending on buyer preference.
For tenants, buyers, or operators, the combination of storage buildings, livestock pen infrastructure, and commercial/residential configuration can fit businesses that need secure outdoor holding areas and on-site storage. If the buyer intends to continue feed lot operations, the property is already organized with the holding pens and related feedlot equipment in place, while the seller also references compatibility for other storage-focused uses such as equipment, RVs, or trucks.
Facilities include a producing well and 3-phase power to the property line. The seller indicates there is a conditional use permit allowing the sale of products for farming, including feed. A listing history also notes the equipment associated with feedlot use may be available for purchase separately, depending on buyer preference.
For tenants, buyers, or operators, the combination of storage buildings, livestock pen infrastructure, and commercial/residential configuration can fit businesses that need secure outdoor holding areas and on-site storage. If the buyer intends to continue feed lot operations, the property is already organized with the holding pens and related feedlot equipment in place, while the seller also references compatibility for other storage-focused uses such as equipment, RVs, or trucks.
Key Highlights
- 9‑acre commercial/residential property with two large commercial buildings and a small 1BR/1BA home
- Operational feed lot setup for up to 500 head, with 5 large pens and 3 smaller pens
- Includes feed lot infrastructure such as holding pens, chutes, and feeders
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
$60,319
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
3.59%
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%
$1,206,380
$1.2M
Cap Rate 7%
$861,700
$861.7K
Cap Rate 9%
$670,211
$670.2K
Market Conditions
NOI Build-Up for 5,984 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
$89.8K $15.00/SF
− Vacancy
−$3.6K −$0.60/SF
EGI
$86.2K $14.40/SF
− OpEx
−$25.9K −$4.32/SF
NOI
$60.3K $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%
$1,206,380
Cap Rate 7%
$861,700
Cap Rate 9%
$670,211
Alternative Uses
Best Use
Retail
$861.7K
$754.0K – $1.01M
NOI $60,319 @ 7.0% cap · market cap 3.59%
Second Best
Warehouse
$620.0K
$542.5K – $723.3K
NOI $43,397 @ 7.0% cap · market cap 2.58%
Theoretical Best
Office A
$1.30M
$1.14M – $1.51M
NOI $90,866 @ 7.0% cap · market cap 5.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Heavy power
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
63
Businesses Nearby
Explore this area
Business Placement
Demographics for 83801, ID
7,501
Population
2,738
Households
2.7
Avg Household Size
48
Median Age
23%
College-Educated
89%
High-School Grad
175.1 sq mi
ZIP Area
43
Density / Sq Mi
$68,719
Median Household Income
$40,245
Median Earnings
$1,238
Median Rent
$495,500
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?
Ranch - Two commercial buildings and a small home support an operational feed lot setup with multiple holding pens.
Where is this ranch located?
The property is located at 6493 Trinity Ln Athol, ID.
What is the asking price?
The asking price for this property is $1,680,000.
What are key features of this property?
This property features: 9‑acre commercial/residential property with two large commercial buildings and a small 1BR/1BA home; Operational feed lot setup for up to 500 head, with 5 large pens and 3 smaller pens; Includes feed lot infrastructure such as holding pens, chutes, and feeders
