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Property profile & analytics
OFF-MARKET
Commercial real estate
109 38th St, Garden City, ID 83714-6437
Individually Owned
2-yr Hold
Free & Clear
Property ID
US27-0194495
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1970
Total area
3,560 SF
Lot
0.34 ac (14,810 SF)
Zoning code
C-2
APN
R2734511512
UPID
US27-0194495
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
William R Proctor · 2 yrs held
William R Proctor
since 2024
3 recorded transactions
Zoning & alternative use
C-2 · Garden City, ID
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Garden City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Garden City submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$1,875
Tax year 2022
Assessed value
$268,900
Assessed 2023
Previous assessed
$268,900
+0.0% YoY
Effective rate
0.70%
On assessed value
Assessed land
$103,700
Assessed improvement
$165,200
Land market value
$103,700
Improvement market value
$165,200
Total market value
$268,900
Applied tax rate
6.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1970
Heating
NONE
Stories
1
Total area
3,560 SF
Lot
0.34 ac (14,810 SF)
Zoning code
C-2
APN
R2734511512
UPID
US27-0194495
Jurisdiction
ADA
Zoning & alternative use
C-2 · Garden City, ID
Zoning C-2 · permitted uses
C-2 · Garden City, ID
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Garden City. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Stories
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
William R Proctor
Individual
Free & Clear · 2 yrs held
Mailing address
5103 N LAWSONIA PL, BOISE, ID 83713-1360
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 7, 2024
—
William R Proctor
William Proctor
Intrafamily Transfer
related
—
Sep 4, 2018
—
Willam Proctor
Matthew T Simmons
Warranty Deed
$195,000 · Idaho Independent Bank
Jan 4, 2018
—
Matthew T Simmons
Simmons,april
Quit Claim Deed
related
$170,000 · Charles Eldeen
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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