Conditioned Self-Storage
New
For Sale
$86,000
1183 E Exchange Street, Boise, ID 83716
Commercial Sale, Boise, ID
Property Size480 SF
Lot Size0.01 Acres
Price / SF$179.17
Days on Market3
Property Features for 1183 E Exchange Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
I-1 (light industrial)
Lot features
Sm Lot 5999 S F
Directions
I-84 to Gowen road Exit, W on Gowen, N on Exchange St to address.
Standard status
Active
APN
R2649310460
Size
480 SF
Lot size
0.01 Acres
Taxes and HOA fees
Tax Description
See attached Exhibit A in Doc Tab
Tax Annual Amount
706
Legal Description
See attached Exhibit A in Doc Tab
Utilities
Heating system
Electric (Heating), Ductless (Heating)
Cooling system
Window Unit(s), Ductless, Wall/Window Unit(s)
Building Details
Year built
2023
Number of units
1
Flooring type
Concrete
Listing Agency:
KW Commercial · Keller Williams Realty
(208) 475-1313
Listed By:
Gregory Davis · License #SP32434
(208) 739-3175
Added: Sep 23
Last Checked: Sep 25 at 9:06PM
MLS# 99001666
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 self-storage unit contains 480 square feet within a 12' x 40' configuration and was built in 2023. A ductless mini-split system provides heating and cooling, while an additional 110v outlet supports a trickle charger or other small electrical device. Concrete flooring is installed throughout the unit, which can accommodate stored belongings, a boat, or a small RV based on the stated dimensions.
The unit is currently leased on a month-to-month basis, providing flexibility for continued occupancy or personal use. Access is available from I-84 and Gowen Road. The property is located at 1183 E Exchange Street in Boise, Idaho, within Ada County.
The unit is currently leased on a month-to-month basis, providing flexibility for continued occupancy or personal use. Access is available from I-84 and Gowen Road. The property is located at 1183 E Exchange Street in Boise, Idaho, within Ada County.
Key Highlights
- 480‑square‑foot self‑storage unit
- 12' x 40' unit dimensions
- Ductless mini‑split HVAC system
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
$5,129
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
5.96%
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%
$102,580
$102.6K
Cap Rate 7%
$73,271
$73.3K
Cap Rate 9%
$56,989
$57.0K
Market Conditions
NOI Build-Up for 480 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
$6.6K $13.80/SF
− Vacancy
−$590 −$1.23/SF
EGI
$6.0K $12.57/SF
− OpEx
−$905 −$1.89/SF
NOI
$5.1K $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%
$102,580
Cap Rate 7%
$73,271
Cap Rate 9%
$56,989
Alternative Uses
Best Use
Warehouse
$73.3K
$64.1K – $85.5K
NOI $5,129 @ 7.0% cap · market cap 5.96%
Second Best
Self Storage
$65.0K
$56.9K – $75.8K
NOI $4,548 @ 7.0% cap · market cap 5.29%
Theoretical Best
Office A
$132.6K
$116.0K – $154.7K
NOI $9,279 @ 7.0% cap · market cap 10.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
196
Businesses Nearby
Explore this area
Business Placement
Demographics for 83716, ID
21,583
Population
9,032
Households
2.4
Avg Household Size
40
Median Age
58%
College-Educated
97%
High-School Grad
1,039.1 sq mi
ZIP Area
21
Density / Sq Mi
$125,827
Median Household Income
$65,551
Median Earnings
$1,949
Median Rent
$573,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Boise, ID
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Frequently Asked Questions
What type of property is this?
Self storage facility - Ductless HVAC, electrical service, and flexible month-to-month occupancy support secure vehicle or personal-item storage.
Where is this self storage facility located?
The property is located at 1183 E Exchange Street Boise, ID.
What is the asking price?
The asking price for this property is $86,000.
What are key features of this property?
This property features: 480‑square‑foot self‑storage unit; 12' x 40' unit dimensions; Ductless mini‑split HVAC system
