Prime Eagle Location
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1119 E State St, Eagle, ID 83616
Office or retail space in high-growth Eagle area.
Property Size8,821 SF
Price / SF$289.08
Days on Market790
Property Features for 1119 E State St
General Information
Standard status
Active
Size
8,821 SF
Class
B
Property subtype
Retail, Office
Building Details
Units
2
Listing Agency:
TOK Commercial
(208) 947-0804
Listed By:
Sam McCaskill · License #ID 46959
Source:
Crexi
Added: Jun 27, 2024
Changed: Aug 11
Last Checked: Aug 25 at 1:46PM
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 TOK Commercial
Investment Insights
Based on property information with market context.
Located at 1119 East State Street in Eagle, Idaho, this property presents an opportunity for office or retail use. The site offers a professional setting with shared parking and potential for a restaurant with patio space. The property is within walking distance of downtown Eagle, near gyms, retailers, services, and eateries. Accessibility is enhanced by its location near State Street (Highway 44) and Eagle Road (Highway 55). The location is suited to professionals seeking a convenient business location within a high-growth residential market.
Key Highlights
- Prime location in high‑growth, high‑income Eagle area.
- Excellent restaurant/retail potential with rare patio space.
- Ample shared parking.
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
$119,480
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
4.69%
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%
$2,389,600
$2.4M
Cap Rate 7%
$1,706,857
$1.7M
Cap Rate 9%
$1,327,556
$1.3M
Market Conditions
NOI Build-Up for 8,821 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
$185.2K $21.00/SF
− Vacancy
−$25.9K −$2.94/SF
EGI
$159.3K $18.06/SF
− OpEx
−$39.8K −$4.52/SF
NOI
$119.5K $13.54/SF
Area
Ada County, ID
Vacancy
14.00%
Lease Rate
$21.00 /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%
$2,389,600
Cap Rate 7%
$1,706,857
Cap Rate 9%
$1,327,556
Alternative Uses
Best Use
Office B
$1.71M
$1.49M – $1.99M
NOI $119,480 @ 7.0% cap · market cap 4.69%
Second Best
Retail
$1.60M
$1.40M – $1.86M
NOI $111,804 @ 7.0% cap · market cap 4.38%
Theoretical Best
Office A
$2.44M
$2.13M – $2.84M
NOI $170,528 @ 7.0% cap · market cap 6.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,486
Businesses Nearby
Explore this area
Business Placement
Demographics for 83616, ID
33,311
Population
13,756
Households
2.4
Avg Household Size
46
Median Age
53%
College-Educated
96%
High-School Grad
111.3 sq mi
ZIP Area
299
Density / Sq Mi
$118,013
Median Household Income
$58,728
Median Earnings
$1,752
Median Rent
$720,300
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?
Retail space - Office or retail space in high-growth Eagle area.
Where is this retail space located?
The property is located at 1119 E State St Eagle, ID.
What is the asking price?
The asking price for this property is $2,550,000.
What are key features of this property?
This property features: Prime location in high‑growth, high‑income Eagle area.; Excellent restaurant/retail potential with rare patio space.; Ample shared parking.
