Prime Boise Commercial
8100 Emerald Street, Boise, ID 83642
Spacious building with high visibility and income potential.
Type:Office
Property size:
17,486 SFPrice / SF:
$185/SF- Added:
- Nov 21, 2025
- Days on Market:
- 183
- Last Refresh:
- May 8 at 9:43 pm
Property Features for 8100 Emerald Street
General Information
- Standard status
- Active
- Size
- 17,486 SF
- Property subtype
- Office
Listing agent Al Marino, SIOR License #SP59344
Listing office TOK Commercial (208) 957-5623
Listing date Nov 21, 2025
Source Tokcommercial
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 TOK Commercial
HighLights
- Excellent Visibility & Accessibility: Located at the highly trafficked intersection of Milwaukee & Emerald, visible to over 40,000 vehicles per day, with building and monument signage.
- Flexible, Functional Layout: Easily demisable for multi‑tenant use or well‑suited for single‑tenant occupancy.
- Great Owner/User or Investment Opportunity: Partially leased with income, offering ample space for owner occupancy or investment upside.
- Seller Financing Available: Contact listing agents for details.
- Fiber Optics to Building: Desirable, high‑speed connectivity already in place.
- Proximity to Medical & Retail Services: Excellent access to I‑84, Boise Towne Square Mall, restaurants, and downtown Boise.
Overview
Located on Emerald Street in Boise, this commercial property features a 17,486 square foot building with a flexible and functional layout. The property is suitable for both owner-users and investors, offering current lease income and potential for further development. Fiber optics are already installed, providing high-speed connectivity. Situated at the intersection of Milwaukee and Emerald, the location offers excellent visibility and accessibility, ideal for businesses seeking a prominent presence. The property is located close to medical and retail services and offers access to I-84, the Connector, Boise Towne Square Mall, surrounding shopping, restaurants, and services. It is also located minutes from downtown Boise and key service hubs. The property offers excellent use flexibility and can be easily divided for multi-tenant occupancy or used as a single-tenant space. The location at the intersection of Milwaukee and Emerald provides visibility to over 40,000 vehicles per day. Building and monument signage are available for strong visibility.
Financial Insights
Value Estimation Calculated for Office B
Conservative
$2.63M
NOI $236,848 @ 9.00% cap · cautious / downside scenario
Moderate
$3.38M
NOI $236,848 @ 7.00% cap · market / base-case scenario
Aggressive
$4.74M
NOI $236,848 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Office B
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $367.2k | $21.00 |
| − Vacancy | −$51.4k | −$2.94 |
| EGI | $315.8k | $18.06 |
| − OpEx | −$78.9k | −$4.52 |
| NOI | $236.8k | $13.54 |
17,486 SF · lease $21.00/SF/yr · vacancy 14.00% · expense 25.00%
Alternative Use Scenarios
Best Use
Office B
$3.38M
$2.96M – $3.95M
NOI $236,848 @ 7.0% cap · market cap 7.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.83M
$4.23M – $5.63M
NOI $338,039 @ 7.0% cap · market cap 10.42%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Dr. Richard A. Montgomery, ...
Physician
STARR Family Behavioral ...
Crisis Center
Karen K. Garcia, ...
Physician
Eggebraaten Julie
Medical Clinic
Blaine C. Reilly, ...
Doctor
Location Insight
- Map
- Local Demand
- City
- Boise
- County
- Ada
- State
- Idaho
- Longitude
- -116.283
- Latitude
- 43.6117
Nearby Similar for Sale
FAQs
What type of property is this?
Office building - Spacious building with high visibility and income potential.
Where is this office building located?
The property is located at 8100 Emerald Street Boise, ID.
What is the asking price?
The asking price for this property is $3,245,000.
What are key features of this property?
This property features: Excellent Visibility & Accessibility: Located at the highly trafficked intersection of Milwaukee & Emerald, visible to over 40,000 vehicles per day, with building and monument signage.; Flexible, Functional Layout: Easily demisable for multi‑tenant use or well‑suited for single‑tenant occupancy.; Great Owner/User or Investment Opportunity: Partially leased with income, offering ample space for owner occupancy or investment upside.
