Flex Building with Office
For Sale
$2,150,000
9878 N Kirkpatrick St, Hayden, ID 83835
Commercial Sale, Warehouse, Hayden, ID
Property Size6,250 SF
Lot Size0.47 Acres
Price / SF$344
Days on Market225
Property Features for 9878 N Kirkpatrick St
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning
Commercial
Interior features
3 Phase Power
Basement
None
Lot features
Open Lot, Level
View
Territorial
Directions
Hwy. 95 to Dakota Ave., W on Dakota to Kirkpatrick to property.
Subdivision
03 - Hayden
Standard status
Active
APN
HL6730010030
Size
6,250 SF
Lot size
0.47 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
KIRKPATRICK COMMERCIAL SITES, LT 3 BLK 1 HAYDEN URD 2005 1451N04W
Tax Annual Amount
1459
Legal Description
KIRKPATRICK COMMERCIAL SITES, LT 3 BLK 1 HAYDEN URD 2005 1451N04W
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas, Radiant
Cooling system
Central Air
Water source
Public
Building Details
Year built
2025
Building materials
Steel Siding, Frame
Roof type
Metal
Architectural style
Other
Listing Agency:
eXp Realty
(208) 890-7776
Listed By:
Wyatt Luedecke · License #SP49085
(208) 777-5907
Added: Feb 20
Changed: Sep 25
Last Checked: Oct 3 at 6:06AM
MLS# 26-1527
Copyright © 2026 Coeur d'Alene Multiple Listing Service. 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 6,250-square-foot flex building is under construction and configured for a combination of office and warehouse operations. The office component covers approximately 2,250 square feet and includes 5 private offices, 1 conference room, and 2 bathrooms. The remaining 4,000 square feet is planned as adaptable warehouse space. Construction includes steel siding, a metal roof, 3 Phase Power, radiant and forced-air heating, natural gas, and central air conditioning.
The property has frontage on Highway 95 and is situated on a 0.47-acre site in Hayden, Idaho. Public water and public sewer serve the property. The 2025 construction date and mixed office-warehouse layout provide a purpose-built configuration for commercial operations requiring both workspace and storage or production area.
The property has frontage on Highway 95 and is situated on a 0.47-acre site in Hayden, Idaho. Public water and public sewer serve the property. The 2025 construction date and mixed office-warehouse layout provide a purpose-built configuration for commercial operations requiring both workspace and storage or production area.
Key Highlights
- 6,250 square feet of flex building area under construction
- Approximately 2,250 square feet of office space with 5 private offices
- Office component includes 1 conference room and 2 bathrooms
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
$67,697
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
3.15%
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%
$1,353,940
$1.4M
Cap Rate 7%
$967,100
$967.1K
Cap Rate 9%
$752,189
$752.2K
Market Conditions
NOI Build-Up for 6,250 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
$108.7K $17.40/SF
− Vacancy
−$18.5K −$2.96/SF
EGI
$90.3K $14.44/SF
− OpEx
−$22.6K −$3.61/SF
NOI
$67.7K $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%
$1,353,940
Cap Rate 7%
$967,100
Cap Rate 9%
$752,189
Alternative Uses
Best Use
Office B
$967.1K
$846.2K – $1.13M
NOI $67,697 @ 7.0% cap · market cap 3.15%
Second Best
Warehouse
$647.5K
$566.6K – $755.4K
NOI $45,326 @ 7.0% cap · market cap 2.11%
Theoretical Best
Office A
$1.36M
$1.19M – $1.58M
NOI $94,905 @ 7.0% cap · market cap 4.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
726
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 83835, ID
23,157
Population
10,110
Households
2.3
Avg Household Size
46
Median Age
33%
College-Educated
95%
High-School Grad
99.4 sq mi
ZIP Area
233
Density / Sq Mi
$86,014
Median Household Income
$43,925
Median Earnings
$1,688
Median Rent
$502,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Under-construction flex space combines private offices, conference facilities, warehouse area, and public utilities.
Where is this flex space located?
The property is located at 9878 N Kirkpatrick St Hayden, ID.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: 6,250 square feet of flex building area under construction; Approximately 2,250 square feet of office space with 5 private offices; Office component includes 1 conference room and 2 bathrooms
