Renovated Class A Office
For Sale
$2,100,000
1110 N Five Mile Rd, Boise, ID 83713
Multi-tenant office asset with six occupants, long-term leases, and additional short-term suite flexibility.
Property Size8,290 SF
Price / SF$253.32
Days on Market216
Property Features for 1110 N Five Mile Rd
General Information
Standard status
Active
Size
8,290 SF
Class
Class A
Additional Details
Cap Rate
6.36%
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
exp realty, llc
(208) 890-7776
Listed By:
Enoch Worth
(208) 890-7776
Source:
Exprealty
Added: Jan 27
Changed: Aug 29
Last Checked: Aug 30 at 11:53PM
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 exp realty, llc
Investment Insights
Based on property information with market context.
This 8,290-square-foot Class A office building in Boise underwent a comprehensive renovation completed in September. The property is occupied by six tenants and includes a primary occupant using most of the building. Two full office suites on the west side have newly executed long-term leases, while smaller offices in the main building are leased on month-to-month or six-month terms.
The anchor tenant carries significant CAM charges and has expressed interest in taking additional space if vacancies arise. The property has a reported 6.36% cap rate and combines established occupancy with a mix of lease durations across the building.
The anchor tenant carries significant CAM charges and has expressed interest in taking additional space if vacancies arise. The property has a reported 6.36% cap rate and combines established occupancy with a mix of lease durations across the building.
Key Highlights
- 8,290‑square‑foot Class A office building in Boise
- Renovation completed in September
- Six current tenants, including a primary occupant using most of the building
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
$112,288
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
5.35%
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%
$2,245,760
$2.2M
Cap Rate 7%
$1,604,114
$1.6M
Cap Rate 9%
$1,247,644
$1.2M
Market Conditions
NOI Build-Up for 8,290 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
$174.1K $21.00/SF
− Vacancy
−$24.4K −$2.94/SF
EGI
$149.7K $18.06/SF
− OpEx
−$37.4K −$4.52/SF
NOI
$112.3K $13.54/SF
Area
Ada County, ID
Vacancy
14.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,245,760
Cap Rate 7%
$1,604,114
Cap Rate 9%
$1,247,644
Alternative Uses
Best Use
Office B
$1.60M
$1.40M – $1.87M
NOI $112,288 @ 7.0% cap · market cap 5.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.29M
$2.00M – $2.67M
NOI $160,262 @ 7.0% cap · market cap 7.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
861
Businesses Nearby
Explore this area
Business Placement
Demographics for 83713, ID
30,056
Population
12,019
Households
2.5
Avg Household Size
38
Median Age
42%
College-Educated
96%
High-School Grad
6.6 sq mi
ZIP Area
4,554
Density / Sq Mi
$86,419
Median Household Income
$45,276
Median Earnings
$1,716
Median Rent
$421,600
Median Home Value
Market
Vacancy Rate% for Office in Boise, ID
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Multi-tenant office asset with six occupants, long-term leases, and additional short-term suite flexibility.
Where is this office building located?
The property is located at 1110 N Five Mile Rd Boise, ID.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 8,290‑square‑foot Class A office building in Boise; Renovation completed in September; Six current tenants, including a primary occupant using most of the building
