Two-Building Warehouse
New
For Sale
$1,700,000
10255 N Horseshoe Bend Road, Boise, ID 83714
Concrete floors, varied overhead door sizes, and a separate mezzanine support storage and warehouse operations.
Property Size7,896 SF
Price / SF$215.30
Days on Market4
Property Features for 10255 N Horseshoe Bend Road
General Information
Standard status
Active
Size
7,896 SF
Property subtype
Commercial
Zoning
C-3
Warehouse & Industrial
Warehouse Space
7,896 SF
Mezzanine
960 SF
Additional Details
Road Access
Yes
Amenities
Lot Features: 1 - 4.99 Acres, Lot Size Acres: 3.15, Lot Size Area: 3.15, Lot Size Square Feet: 137214, Lot Size Units: Acres
Fencing: Fenced
Tax Legal Description: See attachment under Documents
Flooring: Concrete
Cooling YN: t
Business Type: Commercial, Listing Id: 98997362, Listing Service: Full Service, Listing Terms: Cash, List Price: 1700000, Mls Status: New, Standard Status: Active
Above Grade Finished Area Units: Square Feet, Below Grade Finished Area Units: Square Feet, Building Area Total: 7896, Building Area Units: Square Feet, Construction Materials: Frame, Living Area: 7896, Living Area Units: Square Feet, Year Built: 2002
City: Boise, Coordinates: -116.31500828, 43.6970447, Country: US, County Or Parish: Ada, Latitude: 43.6970447, Longitude: -116.31500828, Postal Code: 83714, State Or Province: ID, Street Dir Prefix: N, Street Name: Horseshoe Bend Road, Street Number: 10255, Street Number Numeric: 10255, Unparsed Address: 10255 N Horseshoe Bend Road, Boise ID 83714
Farm Land Area Units: Square Feet, Leasable Area Units: Square Feet, Parcel Number: S0510417320 and S0510417310, Property Type: Commercial Sale
Electric: 220 Volts
Water Source: City Service
Building Details
Year Built
2002
Buildings
2
Listing Agency:
Eagle Realty LLC
(208) 867-3306
Listed By:
Harley Carson
(208) 867-3306
Source:
Thgboise
Added: Aug 13
Changed: Aug 16
Last Checked: Aug 16 at 4:26AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Eagle Realty LLC
Investment Insights
Based on property information with market context.
This warehouse property comprises two storage buildings totaling 7,896 square feet. The structures measure 128 x 32 and 40 x 95, with an additional 24 x 40 mezzanine in the second building that is excluded from the stated building area. Both buildings have concrete floors. Building one is equipped with 6 double garage doors measuring 12 feet in height. Building two has two 18 x 16 metal roll-up doors and one 10 x 16 metal roll-up door.
The second building is used for storage and does not contain electrical service, heating, or a bathroom. The property is zoned C-3 and sits on the west side of Horseshoe Bend Road between Hill Road and Floating Feather Road. Showings are available by appointment only.
The second building is used for storage and does not contain electrical service, heating, or a bathroom. The property is zoned C-3 and sits on the west side of Horseshoe Bend Road between Hill Road and Floating Feather Road. Showings are available by appointment only.
Key Highlights
- Two warehouse/storage buildings totaling 7,896 square feet
- 24 x 40 mezzanine in the second building, excluded from stated square footage
- Building one has 6 double garage doors measuring 12 feet in height
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
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
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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 - Concrete floors, varied overhead door sizes, and a separate mezzanine support storage and warehouse operations.
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; 24 x 40 mezzanine in the second building, excluded from stated square footage; Building one has 6 double garage doors measuring 12 feet in height
