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    Church and Community Facility Opportunity Title is generated by Realmo AI

    408 N Garden St, Boise, ID 83706

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    For Sale
    $1,690,000

    Well-maintained religious and civic-use property with classrooms, offices, and kitchen, set on a parking-rich lot on Boise’s Bench.

    Type:Commercial
    Property size:
    11,000 SF
    Price / SF:
    $153/SF
    Added:
    Mar 4, 2025
    Days on Market:
    457
    Last Refresh:
    Jun 3 at 1:49 am

    Property Features for 408 N Garden St

    General Information

    Standard status
    Active
    Size
    11,000 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1970

    We can help!

    Listing Contact
    Karey Hunter
    Karey Hunter

    Listing agent Karey Hunter

    Listing office Silvercreek Realty Group

    Listing date Mar 4, 2025

    Source Homesofidaho

    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 Silvercreek Realty Group

    HighLights

    • About 11,000 sq ft religious/civic‑use building (church) with vaulted ceilings and expansive gathering spaces
    • Includes private offices, classrooms, and a full kitchen—set up for community center, educational, or daycare use
    • Zoned R‑1C, supporting continued religious or community‑based use (some uses may require a conditional use permit)
    • 1.47‑acre lot with paved road surface and a basement; 356 x 169 lot dimensions
    • Parking‑rich site with 53 total parking spaces (51–100 spaces reported)
    • Utilities and services include city service water; HVAC and heating are available (air conditioning and heating both yes)

    Overview

    Rare roughly 11,000-square-foot church property on the Boise Bench, thoughtfully designed for worship and group programming. The building features vaulted ceilings and expansive gathering spaces, along with private offices, classrooms, and a full kitchen. Mid-century modern details and a well-maintained interior help support a variety of mission-driven uses, with space that can function as a community hub, educational facility, or daycare. The spacious lot provides ample parking and room for future enhancements.

    The property is located minutes from downtown Boise, with easy access to I-84, the airport, and major roadways. It also benefits from a Bench setting near local favorites such as Wyld Child, Push & Pour, and Stellas, supporting visibility within a growing community. Zoned R-1C, the site allows for continued religious or community-based use, with some alternate uses potentially requiring a conditional use permit.

    This is an attractive option for faith organizations seeking to expand or relocate, as well as schools or community groups looking for an established layout with classrooms, offices, and food service capability. Developers or operators repurposing within zoning guidelines may find the combination of flexible interior space, parking, and a central Bench location particularly practical for civic-oriented programming. Schedule a tour to evaluate the opportunities for your specific concept and operational needs.
    Location Intelligence

    Current Use by Public Records

    Community of Christ Church Camp Cascade Charitable Organization

    Suggested Use

    Real Estate Agency Law Firm Restaurant Dental Office Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boise
    County
    Ada
    State
    Idaho
    Longitude
    -116.2383518
    Latitude
    43.6082161

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    FAQs

    What type of property is this?
    Church & religious facility - Well-maintained religious and civic-use property with classrooms, offices, and kitchen, set on a parking-rich lot on Boise’s Bench.
    Where is this church & religious facility located?
    The property is located at 408 N Garden St Boise, ID.
    What is the asking price?
    The asking price for this property is $1,690,000.
    What are key features of this property?
    This property features: About 11,000 sq ft religious/civic‑use building (church) with vaulted ceilings and expansive gathering spaces; Includes private offices, classrooms, and a full kitchen—set up for community center, educational, or daycare use; Zoned R‑1C, supporting continued religious or community‑based use (some uses may require a conditional use permit)
    (208) 514-8240
    We can help!
    Listing Contact
    Karey Hunter
    Karey Hunter
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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