Three-Level Mixed-Use
For Sale
$742,500
1208 S Vista Ave, Boise, ID 83705
Includes an apartment, laundry, and adaptable upper-floor space for commercial, residential, or live-work use.
Property Size2,400 SF
Price / SF$225
Days on Market110
Property Features for 1208 S Vista Ave
General Information
Standard status
Active
Size
2,400 SF
Class
B
Property subtype
Office - General Office
Building Details
Building Size
2,400 SF
Year Built
1940
Buildings
1
Stories
3
Units
2
Listing Agency:
Mark Bottles Real Estate Services
(208) 377-5700
Listed By:
Mark Bottles · License #DB18335
Source:
Commercialcafe
Added: May 14
Changed: Aug 31
Last Checked: Aug 31 at 1:22PM
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 Mark Bottles Real Estate Services
Investment Insights
Based on property information with market context.
Located at 1208 S Vista Ave in Boise, Idaho, this mixed-use building provides approximately 3,300 square feet distributed across three levels. The basement contains an apartment unit and laundry area, while the upper floors offer flexible layouts suited to commercial, residential, or live-work use.
Built in 1940, the property has a newer roof and updated electrical systems. The site is in a high-traffic area with visibility and accessibility noted in the property information. The sale is subject to a shared parking agreement.
Built in 1940, the property has a newer roof and updated electrical systems. The site is in a high-traffic area with visibility and accessibility noted in the property information. The sale is subject to a shared parking agreement.
Key Highlights
- Approximately 3,300 square feet across three levels
- Basement apartment unit with laundry area
- Commercial, residential, or live‑work use
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
$44,699
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
6.02%
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%
$893,980
$894.0K
Cap Rate 7%
$638,557
$638.6K
Cap Rate 9%
$496,656
$496.7K
Market Conditions
NOI Build-Up for 3,300 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
$69.3K $21.00/SF
− Vacancy
−$9.7K −$2.94/SF
EGI
$59.6K $18.06/SF
− OpEx
−$14.9K −$4.52/SF
NOI
$44.7K $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%
$893,980
Cap Rate 7%
$638,557
Cap Rate 9%
$496,656
Alternative Uses
Best Use
Office B
$638.6K
$558.7K – $745.0K
NOI $44,699 @ 7.0% cap · market cap 6.02%
Second Best
Mixed Use
$585.5K
$512.3K – $683.1K
NOI $40,986 @ 7.0% cap · market cap 5.52%
Theoretical Best
Office A
$911.4K
$797.5K – $1.06M
NOI $63,796 @ 7.0% cap · market cap 8.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
794
Businesses Nearby
Explore this area
Business Placement
Demographics for 83705, ID
27,756
Population
13,228
Households
2.1
Avg Household Size
35
Median Age
38%
College-Educated
93%
High-School Grad
16.2 sq mi
ZIP Area
1,713
Density / Sq Mi
$62,605
Median Household Income
$37,283
Median Earnings
$1,166
Median Rent
$378,800
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?
Mixed-use property - Includes an apartment, laundry, and adaptable upper-floor space for commercial, residential, or live-work use.
Where is this mixed-use property located?
The property is located at 1208 S Vista Ave Boise, ID.
What is the asking price?
The asking price for this property is $742,500.
What are key features of this property?
This property features: Approximately 3,300 square feet across three levels; Basement apartment unit with laundry area; Commercial, residential, or live‑work use
