Boutique Hotel With
For Sale
Contact for pricing
1314 West Grove Street, Boise, ID 83702
Redeveloped hospitality property includes a full-service dining and bar operation with off-street parking.
Property Size20,208 SF
Price / SF$309.28
Days on Market103
Property Features for 1314 West Grove Street
General Information
Standard status
Active
Size
20,208 SF
Total Parking Spaces
24
Property subtype
Hospitality
Zoning
MX-5
Occupancy
63%
Building Details
Year Built
1961
Year Renovated
2019
Stories
2
Units
24
Tenancy
Single
Listing Agency:
Story Commercial LLC
(208) 841-8320
Listed By:
Jay Story · License #ID DB26324
Source:
Crexi
Added: May 21
Changed: Aug 30
Last Checked: Aug 30 at 8:04PM
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 Story Commercial LLC
Investment Insights
Based on property information with market context.
This 20,208-square-foot hospitality property combines a hotel with an operating full-service restaurant and bar. Originally built in 1961 as a Travelodge Motel, the property was redeveloped into its current hotel and bar configuration in 2006. The restaurant serves both hotel guests and outside patrons.
The property is located at 1314 West Grove Street in Boise’s Linen District, within downtown Boise. Parking includes an off-street component, with additional on-street parking nearby. The surrounding district includes local businesses, and more than 630 apartments were delivered within three blocks in 2025. The property is zoned MX-5.
The property is located at 1314 West Grove Street in Boise’s Linen District, within downtown Boise. Parking includes an off-street component, with additional on-street parking nearby. The surrounding district includes local businesses, and more than 630 apartments were delivered within three blocks in 2025. The property is zoned MX-5.
Key Highlights
- 20,208‑square‑foot hotel and restaurant property
- Redeveloped in 2006 from a 1961 Travelodge Motel
- Full‑service restaurant and bar serves hotel guests and outside patrons
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
$277,900
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
4.45%
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%
$5,558,000
$5.6M
Cap Rate 7%
$3,970,000
$4.0M
Cap Rate 9%
$3,087,778
$3.1M
Market Conditions
NOI Build-Up for 20,208 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
$388.0K $19.20/SF
− Vacancy
−$17.5K −$0.86/SF
EGI
$370.5K $18.34/SF
− OpEx
−$92.6K −$4.58/SF
NOI
$277.9K $13.75/SF
Area
Ada County, ID
Vacancy
4.50%
Lease Rate
$19.20 /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%
$5,558,000
Cap Rate 7%
$3,970,000
Cap Rate 9%
$3,087,778
Alternative Uses
Best Use
Specialty Retail
$3.97M
$3.47M – $4.63M
NOI $277,900 @ 7.0% cap · market cap 4.45%
Second Best
Hotel Hospitality
$1.45M
$1.27M – $1.69M
NOI $101,363 @ 7.0% cap · market cap 1.62%
Theoretical Best
Office A
$5.58M
$4.88M – $6.51M
NOI $390,661 @ 7.0% cap · market cap 6.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,389
Businesses Nearby
204k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 27%
Dining 25%
Groceries 22%
Hotels & Casinos 18%
Albertsons
Groceries
35,360 visits/mo
0.5 miles
Hampton Inn & Suites Boise / Downtown
Hotels & Casinos
24,244 visits/mo
0.5 miles
Dutch Bros. Coffee
Dining
16,027 visits/mo
0.3 miles
Chevron
Shops & Services
12,547 visits/mo
0.3 miles
Panera Bread
Dining
11,443 visits/mo
0.2 miles
Demographics for 83702, ID
23,951
Population
12,771
Households
1.9
Avg Household Size
40
Median Age
61%
College-Educated
97%
High-School Grad
31.4 sq mi
ZIP Area
763
Density / Sq Mi
$82,586
Median Household Income
$48,200
Median Earnings
$1,175
Median Rent
$708,000
Median Home Value
Market
Vacancy Rate% for Retail in Boise, ID
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Redeveloped hospitality property includes a full-service dining and bar operation with off-street parking.
Where is this hotel located?
The property is located at 1314 West Grove Street Boise, ID.
What is the asking price?
The asking price for this property is $6,250,000.
What are key features of this property?
This property features: 20,208‑square‑foot hotel and restaurant property; Redeveloped in 2006 from a 1961 Travelodge Motel; Full‑service restaurant and bar serves hotel guests and outside patrons
