Build-Ready Waterfront Medical/Retail
Parcel 4 Gallup St. Star, ID 83646
For Sale
$815,000
Pending
COMMERCIAL - Star, ID
Property Size5,000 SF
Lot Size1.73 Acres
Days on Market443
Property Features for Parcel 4 Gallup St.
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Pending
APN
a portion of R6206450240
Lot size
1.73 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
See attached Exhibit A
Utilities
Utilities
Electricity Available
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Shawn Endicott · License #AB27574
(208) 860-9595
Added: May 14, 2025
Changed: Jun 14
Last Checked: Jul 30 at 10:06AM
MLS# 98947004
Copyright © 2026 Intermountain 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 offering is a build-ready waterfront commercial lot situated on a common area pond. The parcel is part of a four-lot complex, with three lots positioned alongside the pond. Paved road access, common area landscaping, and parking have been completed by the owner.
The site is located on the southwest corner of Star Rd and Joplin Rd in Star, Idaho. The property is described as being in a high-traffic area within the Treasure Valley, surrounded by new residential subdivisions. The lot is under construction for an orthodontist and oral surgeon, and a drive-through pharmacy is also scheduled.
The development is under mixed use zoning, with approved uses identified through an annexation development agreement. The listed approvals include shopping/retail, professional office, and restaurant drive-through. The seller notes that it would only require a zoning certificate and design review for the approved uses, and that no CUP approval is required. The parcel is described as allowing a 5,000-square-foot building, and CAM fees are identified as TBD, including common area maintenance, trash, snow removal, management fees, and reserves.
The site is located on the southwest corner of Star Rd and Joplin Rd in Star, Idaho. The property is described as being in a high-traffic area within the Treasure Valley, surrounded by new residential subdivisions. The lot is under construction for an orthodontist and oral surgeon, and a drive-through pharmacy is also scheduled.
The development is under mixed use zoning, with approved uses identified through an annexation development agreement. The listed approvals include shopping/retail, professional office, and restaurant drive-through. The seller notes that it would only require a zoning certificate and design review for the approved uses, and that no CUP approval is required. The parcel is described as allowing a 5,000-square-foot building, and CAM fees are identified as TBD, including common area maintenance, trash, snow removal, management fees, and reserves.
Key Highlights
- Waterfront lot on a common area pond in a high‑traffic, fast‑growing area.
- Mixed‑use zoning with pre‑approved uses (Shopping/Retail, Professional Office, Restaurant Drive‑Thru) requiring only Zoning Certificate and Design Review.
- Build‑ready lot with paved road, common area landscaping, and parking already completed.
Financial Insights For Specialty Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $96.0k | $19.20 |
| − Vacancy | −$4.3k | −$0.86 |
| EGI | $91.7k | $18.34 |
| − OpEx | −$22.9k | −$4.58 |
| NOI | $68.8k | $13.75 |
5,000 SF · lease $19.20/SF/yr · vacancy 4.50% · expense 25.00%
Alternative Uses
Best Use
Specialty Retail
$982.3K
$859.5K – $1.15M
NOI $68,760 @ 7.0% cap · market cap 8.44%
Second Best
Office B
$967.5K
$846.6K – $1.13M
NOI $67,725 @ 7.0% cap · market cap 8.31%
Theoretical Best
Office A
$1.38M
$1.21M – $1.61M
NOI $96,660 @ 7.0% cap · market cap 11.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Medical center - Build-ready waterfront parcel in a mixed-use zone, with approved medical and drive-through retail uses.
Where is this medical center located?
The property is located at Parcel 4 Gallup St. Star, ID.
What is the asking price?
The asking price for this property is $815,000.
What are key features of this property?
This property features: Waterfront lot on a common area pond in a high‑traffic, fast‑growing area.; Mixed‑use zoning with pre‑approved uses (Shopping/Retail, Professional Office, Restaurant Drive‑Thru) requiring only Zoning Certificate and Design Review.; Build‑ready lot with paved road, common area landscaping, and parking already completed.
