Office/Retail Building with
For Sale
$2,785,000
Pending
1010 North Whitewater Park Boulevard, Boise, ID 83703
Prime location with drive-thru, high visibility, and ample parking.
Property Size10,660 SF
Days on Market141
Property Features for 1010 North Whitewater Park Boulevard
General Information
Standard status
Pending
Size
10,660 SF
Property subtype
Office
Listing Agency:
(208) 850-8417
Listed By:
Mark Schlag, CLS
(208) 850-8417
Source:
Cbre
Added: Mar 25
Changed: Jul 10
Last Checked: Jul 23 at 6:26AM
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 Schlag, CLS
Investment Insights
Based on property information with market context.
This office and retail building is available for sale, offering prominent monument signage and an existing approved drive-thru. The property is positioned along Whitewater Park Blvd and is visible from State Street. A backup generator is included. There are 42 on-site parking spaces with the flexibility to reconfigure for additional spaces. The location is central, 1.4 miles from downtown, 0.5 miles from Esther Simplot Park, and 1.3 miles from the Chinden Blvd and I-84 Connector. The building size is 10660 square feet.
Key Highlights
- Existing approved drive‑thru
- High visibility from State Street and frontage along Whitewater Park Blvd.
- 42 on‑site parking spaces with reconfiguration potential
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
$144,390
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
5.18%
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%
$2,887,800
$2.9M
Cap Rate 7%
$2,062,714
$2.1M
Cap Rate 9%
$1,604,333
$1.6M
Market Conditions
NOI Build-Up for 10,660 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
$223.9K $21.00/SF
− Vacancy
−$31.3K −$2.94/SF
EGI
$192.5K $18.06/SF
− OpEx
−$48.1K −$4.52/SF
NOI
$144.4K $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%
$2,887,800
Cap Rate 7%
$2,062,714
Cap Rate 9%
$1,604,333
Alternative Uses
Best Use
Office B
$2.06M
$1.80M – $2.41M
NOI $144,390 @ 7.0% cap · market cap 5.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.94M
$2.58M – $3.43M
NOI $206,079 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
572
Businesses Nearby
Explore this area
Business Placement
Demographics for 83703, ID
18,163
Population
7,971
Households
2.3
Avg Household Size
40
Median Age
54%
College-Educated
97%
High-School Grad
8.1 sq mi
ZIP Area
2,242
Density / Sq Mi
$74,415
Median Household Income
$41,938
Median Earnings
$1,336
Median Rent
$477,000
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 - Prime location with drive-thru, high visibility, and ample parking.
Where is this office building located?
The property is located at 1010 North Whitewater Park Boulevard Boise, ID.
What is the asking price?
The asking price for this property is $2,785,000.
What are key features of this property?
This property features: Existing approved drive‑thru; High visibility from State Street and frontage along Whitewater Park Blvd.; 42 on‑site parking spaces with reconfiguration potential
