Office Building with Private Second-Floor
For Sale
$2,100,000
8052 Main, Rathdrum, ID 83858
Office building with 7,980 SF and a large private second-floor patio with views of Mount Rathdrum.
Property Size7,980 SF
Price / SF$263.16
Days on Market27
Property Features for 8052 Main
General Information
Standard status
Active
Size
7,980 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,736
Amenities
private patio
Garage: Paved
0.00
Paved
Building Details
Year Built
2007
Buildings
1
Building Size
7,980 SF
Listing Agency:
Windermere/Coeur d'Alene Realty Inc
(208) 818-9371
Listed By:
Josh Suhr · License #SP55114
Source:
Clearwaterproperties
Added: Jul 28
Changed: Aug 23
Last Checked: Aug 23 at 6:27AM
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 Windermere/Coeur d'Alene Realty Inc
Investment Insights
Based on property information with market context.
This office building offers 7,980 SF of space that can support single or multiple tenants. Interiors feature a modern contemporary design with high-end finishes, including detailed lighting, trim, railings, cabinetry, and doors.
The property includes a large private patio on the second floor, designed for outdoor use with views of Mount Rathdrum. The building’s flexible layout is suited for office environments and also aligns with retail and co-working style occupancy.
Located at 8052 W Main St in Rathdrum, Idaho, the second-floor patio adds a practical amenity for meetings, breaks, and small gatherings.
The property includes a large private patio on the second floor, designed for outdoor use with views of Mount Rathdrum. The building’s flexible layout is suited for office environments and also aligns with retail and co-working style occupancy.
Located at 8052 W Main St in Rathdrum, Idaho, the second-floor patio adds a practical amenity for meetings, breaks, and small gatherings.
Key Highlights
- 7,980 SF office building suited for single or multiple tenants
- Modern contemporary design with high‑end finishes
- Second‑floor private patio with views of Mount Rathdrum
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
$86,435
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
4.12%
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%
$1,728,700
$1.7M
Cap Rate 7%
$1,234,786
$1.2M
Cap Rate 9%
$960,389
$960.4K
Market Conditions
NOI Build-Up for 7,980 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
$138.9K $17.40/SF
− Vacancy
−$23.6K −$2.96/SF
EGI
$115.2K $14.44/SF
− OpEx
−$28.8K −$3.61/SF
NOI
$86.4K $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%
$1,728,700
Cap Rate 7%
$1,234,786
Cap Rate 9%
$960,389
Alternative Uses
Best Use
Office B
$1.23M
$1.08M – $1.44M
NOI $86,435 @ 7.0% cap · market cap 4.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.73M
$1.51M – $2.02M
NOI $121,175 @ 7.0% cap · market cap 5.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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?
Office building - Office building with 7,980 SF and a large private second-floor patio with views of Mount Rathdrum.
Where is this office building located?
The property is located at 8052 Main Rathdrum, ID.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 7,980 SF office building suited for single or multiple tenants; Modern contemporary design with high‑end finishes; Second‑floor private patio with views of Mount Rathdrum
