Prime Boise Commercial
For Sale
$3,245,000
8100 Emerald Street, Boise, ID 83642
Spacious building with high visibility and income potential.
Property Size17,486 SF
Price / SF$185.58
Days on Market273
Property Features for 8100 Emerald Street
General Information
Standard status
Active
Size
17,486 SF
Property subtype
Office
Building Details
Building Size
17,486 SF
Listing Agency:
TOK Commercial
(208) 947-0811
Listed By:
Al Marino, SIOR · License #SP59344
Source:
Tokcommercial
Added: Nov 21, 2025
Changed: Aug 8
Last Checked: Aug 21 at 4:23AM
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
Investment Insights
Based on property information with market context.
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.
Key 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.
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
$236,848
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
7.30%
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%
$4,736,960
$4.7M
Cap Rate 7%
$3,383,543
$3.4M
Cap Rate 9%
$2,631,644
$2.6M
Market Conditions
NOI Build-Up for 17,486 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
$367.2K $21.00/SF
− Vacancy
−$51.4K −$2.94/SF
EGI
$315.8K $18.06/SF
− OpEx
−$78.9K −$4.52/SF
NOI
$236.8K $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%
$4,736,960
Cap Rate 7%
$3,383,543
Cap Rate 9%
$2,631,644
Alternative Uses
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 authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,852
Businesses Nearby
Explore this area
Business Placement
Demographics for 83642, ID
55,465
Population
22,700
Households
2.4
Avg Household Size
35
Median Age
44%
College-Educated
95%
High-School Grad
41.5 sq mi
ZIP Area
1,337
Density / Sq Mi
$96,361
Median Household Income
$45,824
Median Earnings
$1,629
Median Rent
$492,300
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 - 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.
