Mixed-Use
For Sale
$400,000
802 N Garden, Boise, ID 83706
Commercial Sale, Boise, ID
Property Size1,155 SF
Lot Size0.16 Acres
Price / SF$346.32
Days on Market159
Property Features for 802 N Garden
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Standard Lot 6000-9999 S F, On City Bus Route
Directions
Corner of Emerald and Garden St
Standard status
Active
APN
R5456500510
Size
1,155 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
Lots 1/2 Blk 8 Manvilles Sub Amd
Legal Description
Lots 1/2 Blk 8 Manvilles Sub Amd
Utilities
Utilities
Natural Gas Available
Amenities
bike path connectivity to Boise River Greenbelt
Building Details
Year built
1920
Floors in Building
1
Flooring type
Wood
Building materials
Stucco
Roof type
Flat
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Tracy Volpi · License #SP46591
(208) 350-9746
Added: Apr 22
Changed: Sep 26
Last Checked: Sep 27 at 9:06AM
MLS# 99002053
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 1,155-square-foot mixed-use property sits on a 0.16-acre parcel at 802 N Garden in Boise. Built in 1920, the building has stucco exterior walls, wood flooring, and a flat roof. Natural gas is available, and the property is presented for renovation or complete interior build-out.
A bike path runs alongside the property and connects directly to the Boise River Greenbelt. The site is in the Boise Bench area.
A bike path runs alongside the property and connects directly to the Boise River Greenbelt. The site is in the Boise Bench area.
Key Highlights
- 1,155‑square‑foot building on a 0.16‑acre parcel
- Built in 1920 with stucco construction, wood flooring, and a flat roof
- Natural gas available
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
$14,639
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
3.66%
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%
$292,780
$292.8K
Cap Rate 7%
$209,129
$209.1K
Cap Rate 9%
$162,656
$162.7K
Market Conditions
NOI Build-Up for 1,155 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
$21.9K $18.96/SF
− Vacancy
−$985 −$0.85/SF
EGI
$20.9K $18.11/SF
− OpEx
−$6.3K −$5.43/SF
NOI
$14.6K $12.67/SF
Area
Ada County, ID
Vacancy
4.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
30.00%
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%
$292,780
Cap Rate 7%
$209,129
Cap Rate 9%
$162,656
Alternative Uses
Best Use
Retail
$209.1K
$183.0K – $244.0K
NOI $14,639 @ 7.0% cap · market cap 3.66%
Second Best
Mixed Use
$204.9K
$179.3K – $239.1K
NOI $14,345 @ 7.0% cap · market cap 3.59%
Theoretical Best
Office A
$319.0K
$279.1K – $372.1K
NOI $22,328 @ 7.0% cap · market cap 5.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,007
Businesses Nearby
63k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 47%
Shops & Services 36%
Apparel 12%
Home Improvements & Furnishings 3%
McDonald's
Dining
17,191 visits/mo
0.2 miles
SONIC Drive In
Dining
9,825 visits/mo
0.2 miles
Idaho Youth Ranch
Apparel
7,474 visits/mo
0.4 miles
Wells Fargo
Shops & Services
7,151 visits/mo
0.3 miles
Chevron
Shops & Services
5,895 visits/mo
0.4 miles
Demographics for 83706, ID
34,446
Population
15,992
Households
2.2
Avg Household Size
31
Median Age
57%
College-Educated
95%
High-School Grad
7.4 sq mi
ZIP Area
4,655
Density / Sq Mi
$81,101
Median Household Income
$33,331
Median Earnings
$1,378
Median Rent
$488,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Boise, ID
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The existing structure is positioned for renovation or a full build-out.
Where is this mixed-use property located?
The property is located at 802 N Garden Boise, ID.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 1,155‑square‑foot building on a 0.16‑acre parcel; Built in 1920 with stucco construction, wood flooring, and a flat roof; Natural gas available
