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Property profile & analytics
OFF-MARKET
Commercial real estate
85 550th W Blackfoot, ID 83221-5563
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US27-0644259
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
0.99 ac (43,168 SF)
Zoning code
M1
APN
RP0335401
UPID
US27-0644259
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
Tar LLC · 3 yrs held
Tar LLC
since 2023
3 recorded transactions
Zoning & alternative use
M1 · Blackfoot, ID
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ity Residential 1 (LDR1) Zone at 330 Wilson Ave - Brett Blackstone b. Annexation for a portion of RRP0350205 and Zone Change for RP1334406 - Jason Moulton c. Conditional Use Permit to have a Bakery in a Manufacturing 1 (M1) Zone - Hobbs Holding LLC d. Adoption of the 2025 Comprehensive Plan - City of Blackfoot 8. Administrative Report - City Happenings 9. Ad…
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
301.43 ac
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 Blackfoot submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Blackfoot 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 2024Property tax & assessments
Tax year 2024
Tax billed
$2,367
Tax year 2024
Assessed value
$189,890
Assessed 2024
Previous assessed
$189,890
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$21,800
Assessed improvement
$168,090
Land market value
$21,800
Improvement market value
$168,090
Total market value
$189,890
Applied tax rate
15.0000
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
Lot
0.99 ac (43,168 SF)
Zoning code
M1
APN
RP0335401
UPID
US27-0644259
Jurisdiction
BINGHAM
Zoning & alternative use
M1 · Blackfoot, IDZoning M1 · permitted uses
M1 · Blackfoot, ID
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ity Residential 1 (LDR1) Zone at 330 Wilson Ave - Brett Blackstone b. Annexation for a portion of RRP0350205 and Zone Change for RP1334406 - Jason Moulton c. Conditional Use Permit to have a Bakery in a Manufacturing 1 (M1) Zone - Hobbs Holding LLC d. Adoption of the 2025 Comprehensive Plan - City of Blackfoot 8. Administrative Report - City Happenings 9. Adjourn If ther e are persons needing an in terpreter and/or documents translated fo
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
301.43 ac
Building & site characteristics
From public records
Lot
0.99 ac
Current owner
From public records · entity-resolved
Tar LLC
Entity
Mailing address
85 N 550TH W, BLACKFOOT, ID 83221-5563
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Oct 21, 2025
—
Tar LLC
—
Deed
related
$400,000 · D L Evans Bank
Jul 12, 2023
—
Tar LLC
Tar LLC
Intrafamily Transfer
related
$200,000 · D L Evans Bank
Dec 14, 2022
—
Tar LLC
—
Deed
related
$855,592 · D L Evans Bank
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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