Updated Office
New
For Sale
$1,650,000
810 N Henry Street, Post Falls, ID 83854
Office property with abundant natural light, tall ceilings, and established tenants.
Property Size12,718 SF
Days on Market4
Property Features for 810 N Henry Street
General Information
Standard status
Active
Size
12,718 SF
Class
C
Property subtype
Office
Building Details
Building Size
12,718 SF
Year Built
1979
Tenancy
Multi
Listing Agency:
Widmyer Corporation
(208) 661-6808
Listed By:
Benjamin Widmyer · License #ID #DB39263
(208) 661-6808
Source:
Widmyercorp
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 11 at 5:13AM
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 Widmyer Corporation
Investment Insights
Based on property information with market context.
This office building in Post Falls was constructed in 1979 and has been updated. Interior features include substantial natural light and high ceilings, while established tenants are already in place.
Located at 810 N Henry Street, the property sits just off Seltice Way in Post Falls, Idaho. The configuration may accommodate either an owner-user or an investor, as both uses are explicitly identified for the property.
Located at 810 N Henry Street, the property sits just off Seltice Way in Post Falls, Idaho. The configuration may accommodate either an owner-user or an investor, as both uses are explicitly identified for the property.
Key Highlights
- Updated office building constructed in 1979
- Natural light throughout the office interior
- High ceilings add volume to the workspace
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
$137,755
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
8.35%
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%
$2,755,100
$2.8M
Cap Rate 7%
$1,967,929
$2.0M
Cap Rate 9%
$1,530,611
$1.5M
Market Conditions
NOI Build-Up for 12,718 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
$221.3K $17.40/SF
− Vacancy
−$37.6K −$2.96/SF
EGI
$183.7K $14.44/SF
− OpEx
−$45.9K −$3.61/SF
NOI
$137.8K $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%
$2,755,100
Cap Rate 7%
$1,967,929
Cap Rate 9%
$1,530,611
Alternative Uses
Best Use
Office B
$1.97M
$1.72M – $2.30M
NOI $137,755 @ 7.0% cap · market cap 8.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.76M
$2.41M – $3.22M
NOI $193,120 @ 7.0% cap · market cap 11.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
755
Businesses Nearby
Explore this area
Business Placement
Demographics for 83854, ID
49,040
Population
20,440
Households
2.4
Avg Household Size
37
Median Age
23%
College-Educated
92%
High-School Grad
77.6 sq mi
ZIP Area
632
Density / Sq Mi
$72,820
Median Household Income
$41,223
Median Earnings
$1,311
Median Rent
$433,700
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 property with abundant natural light, tall ceilings, and established tenants.
Where is this office building located?
The property is located at 810 N Henry Street Post Falls, ID.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Updated office building constructed in 1979; Natural light throughout the office interior; High ceilings add volume to the workspace
