Riverside Lodge
For Sale
$2,400,000
Pending
7234 Highway 21, Lowman, ID 83637
Hospitality property with a restaurant, guest rooms, cabins, and staff accommodations beside the South Fork of the Payette River.
Property Size16,285 SF
Lot Size4.38 Acres
Days on Market86
Property Features for 7234 Highway 21
General Information
Standard status
Pending
Size
16,285 SF
Lot size
4.38 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Equipment Included
Yes
Amenities
river frontage
river activities
national forest access
Garage: 11 - 20 Spaces
27
11 - 20 Spaces
Building Details
Year Built
2001
Buildings
6
Listing Agency:
Hayden Outdoors Real Estate
(208) 870-1757
Listed By:
Austin Callison · License #DB31814
Source:
Clearwaterproperties
Added: Jun 6
Changed: Aug 30
Last Checked: Aug 30 at 4:11PM
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 Hayden Outdoors Real Estate
Investment Insights
Based on property information with market context.
This hospitality property on 4.38 acres includes a 7,000-square-foot lodge with a restaurant, parlor, bar, multiple kitchens, bathrooms, and several seating areas. A separate 5,185-square-foot riverside inn provides 10 guest rooms, while three private cabins and an 1,850-square-foot bunkhouse provide additional lodging and staff accommodations.
The property is located at the junction of Banks/Lowman Highway and Highway 21 in Lowman, Idaho, with more than 400 feet of frontage along the South Fork of the Payette River. River-based activities include fishing, whitewater rafting, and kayaking. Boise National Forest is adjacent and supports hunting, camping, hiking, horseback riding, cross-country skiing, and snowshoeing. The property is served by one 600-foot-deep well, with individual filtration systems for the cabins.
The property is located at the junction of Banks/Lowman Highway and Highway 21 in Lowman, Idaho, with more than 400 feet of frontage along the South Fork of the Payette River. River-based activities include fishing, whitewater rafting, and kayaking. Boise National Forest is adjacent and supports hunting, camping, hiking, horseback riding, cross-country skiing, and snowshoeing. The property is served by one 600-foot-deep well, with individual filtration systems for the cabins.
Key Highlights
- 4.38‑acre hospitality property with more than 400 feet of South Fork of the Payette River frontage
- 7,000‑square‑foot lodge with restaurant, parlor, bar, multiple kitchens, bathrooms, and seating areas
- 5,185‑square‑foot riverside inn with 10 rooms
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
$81,686
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
3.40%
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%
$1,633,720
$1.6M
Cap Rate 7%
$1,166,943
$1.2M
Cap Rate 9%
$907,622
$907.6K
Market Conditions
NOI Build-Up for 16,285 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
$195.4K $12.00/SF
− Vacancy
−$23.5K −$1.44/SF
EGI
$172.0K $10.56/SF
− OpEx
−$90.3K −$5.54/SF
NOI
$81.7K $5.02/SF
Area
Boise County, ID
Vacancy
12.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,633,720
Cap Rate 7%
$1,166,943
Cap Rate 9%
$907,622
Alternative Uses
Best Use
Specialty Retail
$3.20M
$2.80M – $3.73M
NOI $223,951 @ 7.0% cap · market cap 9.33%
Second Best
Hotel Hospitality
$1.17M
$1.02M – $1.36M
NOI $81,686 @ 7.0% cap · market cap 3.40%
Theoretical Best
Office A
$4.12M
$3.60M – $4.81M
NOI $288,362 @ 7.0% cap · market cap 12.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Demographics for 83637, ID
270
Population
460
Households
0.6
Avg Household Size
60
Median Age
11%
College-Educated
91%
High-School Grad
455.0 sq mi
ZIP Area
1
Density / Sq Mi
$44,551
Median Household Income
$13,611
Median Earnings
$180,000
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Hospitality property with a restaurant, guest rooms, cabins, and staff accommodations beside the South Fork of the Payette River.
Where is this hotel located?
The property is located at 7234 Highway 21 Lowman, ID.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: 4.38‑acre hospitality property with more than 400 feet of South Fork of the Payette River frontage; 7,000‑square‑foot lodge with restaurant, parlor, bar, multiple kitchens, bathrooms, and seating areas; 5,185‑square‑foot riverside inn with 10 rooms
