Two-Building Warehouse
For Sale
$1,700,000
Pending
10255 N Horseshoe Bend Road, Boise, ID 83714
Commercial Sale, Boise, ID
Property Size7,896 SF
Lot Size3.15 Acres
Days on Market12
Property Features for 10255 N Horseshoe Bend Road
General Information
Property type
Commercial Sale
Property subtype
Other
Fencing
Fenced
Lot features
1 - 4.99 Acres
Standard status
Pending
APN
S0510417320 and S0510417310
Size
7,896 SF
Lot size
3.15 Acres
Taxes and HOA fees
Tax Description
See attachment under Documents
Legal Description
See attachment under Documents
Building Details
Year built
2002
Flooring type
Concrete
Building materials
Frame
Roof type
Composition
Listing Agency:
Eagle Realty LLC
(208) 921-7836
Listed By:
Harley Carson · License #AB1284
(208) 867-3306
Added: Aug 13
Changed: Aug 22
Last Checked: Aug 24 at 7:06PM
MLS# 98997362
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 warehouse property comprises two frame buildings totaling 7,896 square feet on 3.15 acres. Both structures feature concrete floors, and the property is fenced. The first building includes six double garage doors measuring 12 feet in height. The second building contains two 18 x 16 and one 10 x 16 metal roll-up doors, along with a 24 x 40 mezzanine that is not included in the stated building area. The second structure is used for storage and does not include electrical service, heating, or a bathroom.
Built in 2002, the property has a composition roof and is currently zoned C-3. It is positioned on Horseshoe Bend Road on the west side between Hill Road and Floating Feather Road in Boise. Showings are available by appointment.
Built in 2002, the property has a composition roof and is currently zoned C-3. It is positioned on Horseshoe Bend Road on the west side between Hill Road and Floating Feather Road in Boise. Showings are available by appointment.
Key Highlights
- Two warehouse/storage buildings totaling 7,896 square feet
- 3.15‑acre fenced property with concrete floors
- Building one includes 6 double garage doors, 12 feet high
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
$84,377
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
4.96%
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%
$1,687,540
$1.7M
Cap Rate 7%
$1,205,386
$1.2M
Cap Rate 9%
$937,522
$937.5K
Market Conditions
NOI Build-Up for 7,896 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
$109.0K $13.80/SF
− Vacancy
−$9.7K −$1.23/SF
EGI
$99.3K $12.57/SF
− OpEx
−$14.9K −$1.89/SF
NOI
$84.4K $10.69/SF
Area
Ada County, ID
Vacancy
8.90%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
15.00%
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%
$1,687,540
Cap Rate 7%
$1,205,386
Cap Rate 9%
$937,522
Alternative Uses
Best Use
Warehouse
$1.21M
$1.05M – $1.41M
NOI $84,377 @ 7.0% cap · market cap 4.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.18M
$1.91M – $2.54M
NOI $152,645 @ 7.0% cap · market cap 8.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
113
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 83714, ID
26,181
Population
11,672
Households
2.2
Avg Household Size
43
Median Age
45%
College-Educated
94%
High-School Grad
54.2 sq mi
ZIP Area
483
Density / Sq Mi
$86,114
Median Household Income
$43,867
Median Earnings
$1,384
Median Rent
$468,100
Median Home Value
Market
Vacancy Rate% for Industrial in Boise, ID
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Idaho Storage Connection - Eagle Storage Units — 8785 N Horseshoe Bend Rd, Boise, ID 83714
- Storage 55 — 2835 Hill Rd, Eagle, ID 83616
Frequently Asked Questions
What type of property is this?
Warehouse - Fenced commercial warehouse property with concrete floors, multiple roll-up doors, and C-3 zoning.
Where is this warehouse located?
The property is located at 10255 N Horseshoe Bend Road Boise, ID.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Two warehouse/storage buildings totaling 7,896 square feet; 3.15‑acre fenced property with concrete floors; Building one includes 6 double garage doors, 12 feet high
