Mixed-Use Development at Eagle
For Sale
Contact for pricing
Pending
1184 S Silverstone Way, Meridian, ID 83642
Mixed-use development with office, retail, and hospitality spaces.
Property Size10,701 SF
Days on Market161
Property Features for 1184 S Silverstone Way
General Information
Standard status
Pending
Size
10,701 SF
Class
A
Property subtype
Retail
Occupancy
100%
Net Operating Income
$383,310
Building Details
Stories
1
Listing Agency:
Ahlquist
Listed By:
Mark Cleverley · License #ID
Source:
Crexi
Added: Mar 4
Changed: Aug 8
Last Checked: Aug 2 at 4:55AM
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 Ahlquist
Investment Insights
Based on property information with market context.
Eagle View Landing is a mixed-use development featuring Class A office, retail, multi-family living, and corporate campus spaces. The site includes Idaho’s only Top Golf Venue, over 700,000 square feet of Class A office space, a Hyatt Place Hotel, premium retail options, Idaho Central Credit Union’s Administrative Headquarters, and tenants such as Kiln. Situated at the intersection of Interstate 84 and Eagle Road, the project benefits from high traffic volume in the Treasure Valley. The property has a size of 10701 square feet.
Key Highlights
- Premier location at the intersection of I‑84 and Eagle Road with high traffic counts.
- Mixed‑use development featuring Class A office, retail, multi‑family living, and corporate campus spaces.
- Major tenants include Idaho's only Top Golf Venue, Hyatt Place Hotel, Idaho Central Credit Union HQ, and Kiln.
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
$156,791
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
2.80%
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%
$3,135,820
$3.1M
Cap Rate 7%
$2,239,871
$2.2M
Cap Rate 9%
$1,742,122
$1.7M
Market Conditions
NOI Build-Up for 10,701 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
$237.6K $22.20/SF
− Vacancy
−$28.5K −$2.66/SF
EGI
$209.1K $19.54/SF
− OpEx
−$52.3K −$4.88/SF
NOI
$156.8K $14.65/SF
Area
Meridian, ID
Vacancy
12.00%
Lease Rate
$22.20 /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%
$3,135,820
Cap Rate 7%
$2,239,871
Cap Rate 9%
$1,742,122
Alternative Uses
Best Use
Office B
$2.24M
$1.96M – $2.61M
NOI $156,791 @ 7.0% cap · market cap 2.80%
Second Best
Retail
$2.18M
$1.91M – $2.54M
NOI $152,577 @ 7.0% cap · market cap 2.72%
Theoretical Best
Office A
$2.82M
$2.47M – $3.29M
NOI $197,677 @ 7.0% cap · market cap 3.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,750
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 West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use development with office, retail, and hospitality spaces.
Where is this mixed-use property located?
The property is located at 1184 S Silverstone Way Meridian, ID.
What is the asking price?
The asking price for this property is $5,602,225.
What are key features of this property?
This property features: Premier location at the intersection of I‑84 and Eagle Road with high traffic counts.; Mixed‑use development featuring Class A office, retail, multi‑family living, and corporate campus spaces.; Major tenants include Idaho's only Top Golf Venue, Hyatt Place Hotel, Idaho Central Credit Union HQ, and Kiln.
