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101 Montgomery St 2,800 SF 100% Leased Retail Building Idaho City, ID 83631 $699,000 ($249.64/SF) 9.50% Cap Rate
Investment Highlights
- Irreplaceable "Main & Main" Location
- Fully Stabilized with 100% Occupancy
- Strategic Diversification & Risk Hedge
- Long-Term Lease Stability
- Extensive 2022 Capital Improvements
- Operational Efficiency (Individually Metered)
Executive Summary
Commanding the premier gateway entrance to historic Idaho City, 101 Montgomery Street is the town’s most visible commercial landmark. Situated at the high-traffic intersection of Montgomery Street and Highway 21, this ±3,161 SF mixed-use asset captures the first look of every visitor entering the Boise Basin. The property occupies a prime 0.31-acre corner lot, offering a dominant position in a high-barrier-to-entry market where core commercial real estate is rarely available. Extensively renovated in 2022, the building provides a turnkey investment that seamlessly blends modernized infrastructure with the authentic historic character that defines this mountain destination.
The property is currently 100% occupied, delivering a stabilized and diversified income stream across four separate units. The tenant mix is strategically balanced to capture both local demand and year-round tourism, anchored on the lower level by a boutique wine bar and salon alongside a high-traffic ice cream parlor. The upper level features two "mountain-chic" residential units (a one-bedroom and a studio) boasting high-end hardwood (lvp) floors and a signature deck with panoramic mountain views. To ensure efficient, low-touch management, all four units are metered for power, allowing for a streamlined operation with minimal owner-side utility overhead.
With ample surface parking and a location that cannot be replicated, 101 Montgomery Street offers a yield profile and stability that significantly outperforms comparable assets in the greater Boise-metro area. This is a rare opportunity to acquire a cash-flowing legacy property in a "main-and-main" location with built-in risk diversification across retail and residential sectors. A full financial package and rent roll are available to qualified investors upon request.
The property is currently 100% occupied, delivering a stabilized and diversified income stream across four separate units. The tenant mix is strategically balanced to capture both local demand and year-round tourism, anchored on the lower level by a boutique wine bar and salon alongside a high-traffic ice cream parlor. The upper level features two "mountain-chic" residential units (a one-bedroom and a studio) boasting high-end hardwood (lvp) floors and a signature deck with panoramic mountain views. To ensure efficient, low-touch management, all four units are metered for power, allowing for a streamlined operation with minimal owner-side utility overhead.
With ample surface parking and a location that cannot be replicated, 101 Montgomery Street offers a yield profile and stability that significantly outperforms comparable assets in the greater Boise-metro area. This is a rare opportunity to acquire a cash-flowing legacy property in a "main-and-main" location with built-in risk diversification across retail and residential sectors. A full financial package and rent roll are available to qualified investors upon request.
Data Room Click Here to Access
- Offering Memorandum
Financial Summary (Pro Forma - 2026) Click Here to Access |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
$99,999
|
$9.99
|
| Operating Expenses |
$99,999
|
$9.99
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
Financial Summary (Pro Forma - 2026) Click Here to Access
| Gross Rental Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Taxes | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Operating Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Total Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
Property Facts
Sale Type
Investment
Sale Condition
1031 Exchange
Property Type
Retail
Property Subtype
Storefront Retail/Residential
Building Size
2,800 SF
Building Class
C
Year Built
1990
Price
$699,000
Price Per SF
$249.64
Cap Rate
9.50%
NOI
$66,405
Percent Leased
100%
Tenancy
Multiple
Building Height
2 Stories
Building FAR
0.21
Lot Size
0.31 AC
Zoning
MH
Parking
10 Spaces (3.57 Spaces per 1,000 SF Leased)
Frontage
Amenities
- Corner Lot
- Courtyard
- Freeway Visibility
- Restaurant
- Balcony
Major Tenants Click Here to Access
- Tenant
- Industry
- SF Occupied
- Rent/SF
- Lease End
- One Bedroom
- Real Estate
-
99,999 SF
-
$9.99
-
Jan 0000
- Sarsaparilla Ice Cream
- Accommodation and Food Services
-
99,999 SF
-
$9.99
-
Jan 0000
- Studio
- Real Estate
-
99,999 SF
-
$9.99
-
Jan 0000
- Wine Bar
- Accommodation and Food Services
-
99,999 SF
-
$9.99
-
Jan 0000
| Tenant | Industry | SF Occupied | Rent/SF | Lease End | ||
| One Bedroom | Real Estate | 99,999 SF | $9.99 | Jan 0000 | ||
| Sarsaparilla Ice Cream | Accommodation and Food Services | 99,999 SF | $9.99 | Jan 0000 | ||
| Studio | Real Estate | 99,999 SF | $9.99 | Jan 0000 | ||
| Wine Bar | Accommodation and Food Services | 99,999 SF | $9.99 | Jan 0000 |
Not walkable
10/100
Exceptionally drivable
100/100
Fairly bikeable
50/100
Property Taxes
| Parcel Number | I000100F007A | Total Assessment | $475,102 (2025) |
| Land Assessment | $78,186 (2025) | Annual Taxes | ($1) ($0.00/SF) |
| Improvements Assessment | $396,916 (2025) | Tax Year | 2026 |
Property Taxes
Parcel Number
I000100F007A
Land Assessment
$78,186 (2025)
Improvements Assessment
$396,916 (2025)
Total Assessment
$475,102 (2025)
Annual Taxes
($1) ($0.00/SF)
Tax Year
2026
1 of 85
Videos
Matterport 3D Exterior
Matterport 3D Tour
Photos
Street View
Street
Map
Presented by
Cole Lasher
101 Montgomery St
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