Turnkey Billiards
For Sale
$1,400,000
905 E Lincoln Rd, Idaho Falls, ID 83401
Turnkey billiards bar business for sale with space measuring 6,337 square feet at 905 E Lincoln Rd.
Property Size6,337 SF
Price / SF$220.92
Days on Market328
Property Features for 905 E Lincoln Rd
General Information
Standard status
Active
Size
6,337 SF
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$4,267
Listing Agency:
Mountain Life Realty, dba MLR
Listed By:
Kristen Andelin · License #56532
(208) 982-0309
Source:
Exprealty
Added: Oct 15, 2025
Changed: Sep 6
Last Checked: Sep 7 at 2:06PM
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 Mountain Life Realty, dba MLR
Investment Insights
Based on property information with market context.
This for-sale opportunity centers on Pockets, a popular billiards bar. The property is offered as a turnkey business, designed for immediate occupancy, with the option for new ownership to continue operating it as a bar or reimagine the concept as a music venue or restaurant. Showings are by appointment only, and interested parties can review the 3D virtual tour and photos for a full walkthrough.
The property is located at 905 E Lincoln Rd in Idaho Falls, ID.
The business and facility are being marketed with 6,337 square feet of space, and the sale is positioned for an owner-operator who wants the option to maintain the existing use while also having flexibility for a different concept.
The property is located at 905 E Lincoln Rd in Idaho Falls, ID.
The business and facility are being marketed with 6,337 square feet of space, and the sale is positioned for an owner-operator who wants the option to maintain the existing use while also having flexibility for a different concept.
Key Highlights
- Turnkey billiards bar business for sale at 905 E Lincoln Rd
- Business includes space measuring 6,337 sq ft
- Popular billiards bar with options to keep as a bar or repurpose as a music venue or restaurant
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
$75,070
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
5.36%
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%
$1,501,400
$1.5M
Cap Rate 7%
$1,072,429
$1.1M
Cap Rate 9%
$834,111
$834.1K
Market Conditions
NOI Build-Up for 6,337 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
$102.7K $16.20/SF
− Vacancy
−$2.6K −$0.41/SF
EGI
$100.1K $15.79/SF
− OpEx
−$25.0K −$3.95/SF
NOI
$75.1K $11.85/SF
Area
Bonneville County, ID
Vacancy
2.50%
Lease Rate
$16.20 /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%
$1,501,400
Cap Rate 7%
$1,072,429
Cap Rate 9%
$834,111
Alternative Uses
Best Use
Specialty Retail
$1.07M
$938.4K – $1.25M
NOI $75,070 @ 7.0% cap · market cap 5.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.40M
$1.23M – $1.63M
NOI $98,006 @ 7.0% cap · market cap 7.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
536
Businesses Nearby
136k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 53%
Dining 27%
Shops & Services 20%
Home Improvements & Furnishings 1%
Fred Meyer
Groceries
71,921 visits/mo
0.3 miles
McDonald's
Dining
27,882 visits/mo
0.2 miles
Dollar Tree
Shops & Services
24,467 visits/mo
0.4 miles
Burger King
Dining
8,419 visits/mo
0.1 miles
AutoZone
Shops & Services
2,384 visits/mo
0.5 miles
Demographics for 83401, ID
47,114
Population
16,026
Households
2.9
Avg Household Size
31
Median Age
30%
College-Educated
90%
High-School Grad
197.3 sq mi
ZIP Area
239
Density / Sq Mi
$75,870
Median Household Income
$35,293
Median Earnings
$1,132
Median Rent
$307,700
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Starbucks — 1555 Northgate Mile, Idaho Falls, ID 83401
- Pockets Inc — 905 Lincoln Rd, Idaho Falls, ID 83401
Frequently Asked Questions
What type of property is this?
Bar & Pub - Turnkey billiards bar business for sale with space measuring 6,337 square feet at 905 E Lincoln Rd.
Where is this bar & pub located?
The property is located at 905 E Lincoln Rd Idaho Falls, ID.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Turnkey billiards bar business for sale at 905 E Lincoln Rd; Business includes space measuring 6,337 sq ft; Popular billiards bar with options to keep as a bar or repurpose as a music venue or restaurant
