Mixed-Use Building with Auto
For Sale
$1,669,500
7897 W Main St, Rathdrum, ID 83858
COMMERCIAL - Rathdrum, ID
Property Size5,600 SF
Lot Size0.14 Acres
Price / SF$298.13
Days on Market165
Property Features for 7897 W Main St
General Information
Property type
Commercial Sale
Property subtype
Other
High school district
000000
Directions
Highway 41 North, Slight left onto McCartney St, Right on Main Street.
Standard status
Active
Size
5,600 SF
Lot size
0.14 Acres
Utilities
Heating system
Radiant
Building Details
Floors in Building
2
Listing Agency:
Pearl Realty, LLC
(208) 762-5500
Listed By:
Joel Pearl · License #DB29302
(208) 762-5500
Added: Mar 5
Changed: Aug 4
Last Checked: Aug 17 at 6:06PM
MLS# 11667501
Copyright © 2026 My State MLS. 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 5,600-square-foot mixed-use building occupies a 0.14-acre site and combines ground-level office and auto-shop space with two residential units above. The property has three established tenants, including Lake City Auto in the lower-level commercial area, while both upstairs residences are fully leased. Radiant heating serves the building.
Located at 7897 W Main St in downtown Rathdrum, the property fronts Main Street and offers exposure from a central commercial setting. The address is within walkable reach of local restaurants, parks, and nearby hiking trails. The combination of automotive, office, and residential components creates a distinct mixed-use configuration within one building.
Located at 7897 W Main St in downtown Rathdrum, the property fronts Main Street and offers exposure from a central commercial setting. The address is within walkable reach of local restaurants, parks, and nearby hiking trails. The combination of automotive, office, and residential components creates a distinct mixed-use configuration within one building.
Key Highlights
- 5,600‑square‑foot mixed‑use building on a 0.14‑acre site
- Ground‑floor office and auto‑shop space
- Two fully leased residential units upstairs
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
$60,656
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
3.63%
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%
$1,213,120
$1.2M
Cap Rate 7%
$866,514
$866.5K
Cap Rate 9%
$673,956
$674.0K
Market Conditions
NOI Build-Up for 5,600 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
$97.4K $17.40/SF
− Vacancy
−$16.6K −$2.96/SF
EGI
$80.9K $14.44/SF
− OpEx
−$20.2K −$3.61/SF
NOI
$60.7K $10.83/SF
Area
Kootenai County, ID
Vacancy
17.00%
Lease Rate
$17.40 /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%
$1,213,120
Cap Rate 7%
$866,514
Cap Rate 9%
$673,956
Alternative Uses
Best Use
Office B
$866.5K
$758.2K – $1.01M
NOI $60,656 @ 7.0% cap · market cap 3.63%
Second Best
Mixed Use
$837.0K
$732.4K – $976.5K
NOI $58,590 @ 7.0% cap · market cap 3.51%
Theoretical Best
Office A
$1.21M
$1.06M – $1.42M
NOI $85,035 @ 7.0% cap · market cap 5.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
274
Businesses Nearby
Explore this area
Business Placement
Demographics for 83858, ID
17,113
Population
7,660
Households
2.2
Avg Household Size
41
Median Age
25%
College-Educated
92%
High-School Grad
112.1 sq mi
ZIP Area
153
Density / Sq Mi
$93,006
Median Household Income
$38,717
Median Earnings
$1,244
Median Rent
$452,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor office and automotive space combines with two leased residential units in a three-tenant configuration.
Where is this mixed-use property located?
The property is located at 7897 W Main St Rathdrum, ID.
What is the asking price?
The asking price for this property is $1,669,500.
What are key features of this property?
This property features: 5,600‑square‑foot mixed‑use building on a 0.14‑acre site; Ground‑floor office and auto‑shop space; Two fully leased residential units upstairs
