Class A Office
For Sale
Contact for pricing
314-398 South 9th Street, Boise, ID 83702
The suite sits above ground-floor restaurants with direct access to an adjacent parking garage.
Property Size1,771 SF
Price / SF$315
Days on Market2002
Property Features for 314-398 South 9th Street
General Information
Standard status
Active
Size
1,771 SF
Class
Class A
Property subtype
OFFICE
Listing Agency:
Colliers International Idaho - Boise
(208) 493-5107
Listed By:
Scott Feighner · License #SP37920
(208) 493-5107
Source:
Moodyscre
Added: Mar 8, 2021
Changed: Aug 29
Last Checked: Aug 30 at 9:50PM
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 Colliers International Idaho - Boise
Investment Insights
Based on property information with market context.
This 1,771-square-foot Class A office condominium is available for sale or lease at 314-398 South 9th Street. The space is positioned above Five Guys and Wok ‘N Roll, with building signage available subject to City and Association approval.
The property is in Boise’s BoDo marketplace, directly across from the Warehouse Food Hall and within walking distance of amenities in BoDo and Downtown Boise, including the Grove Plaza. An adjacent parking garage provides direct building access. The office is surrounded by owner-occupied offices, with no other nearby office space available for lease in that setting.
The property is in Boise’s BoDo marketplace, directly across from the Warehouse Food Hall and within walking distance of amenities in BoDo and Downtown Boise, including the Grove Plaza. An adjacent parking garage provides direct building access. The office is surrounded by owner-occupied offices, with no other nearby office space available for lease in that setting.
Key Highlights
- 1,771‑square‑foot Class A office condominium
- Available for sale or lease
- Located at 314‑398 South 9th Street in Boise’s BoDo marketplace
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
$23,988
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
4.30%
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%
$479,760
$479.8K
Cap Rate 7%
$342,686
$342.7K
Cap Rate 9%
$266,533
$266.5K
Market Conditions
NOI Build-Up for 1,771 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
$37.2K $21.00/SF
− Vacancy
−$5.2K −$2.94/SF
EGI
$32.0K $18.06/SF
− OpEx
−$8.0K −$4.52/SF
NOI
$24.0K $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%
$479,760
Cap Rate 7%
$342,686
Cap Rate 9%
$266,533
Alternative Uses
Best Use
Office B
$342.7K
$299.9K – $399.8K
NOI $23,988 @ 7.0% cap · market cap 4.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$489.1K
$428.0K – $570.6K
NOI $34,237 @ 7.0% cap · market cap 6.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5,326
Businesses Nearby
Explore this area
Business Placement
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 Office in Boise, ID
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - The suite sits above ground-floor restaurants with direct access to an adjacent parking garage.
Where is this office units located?
The property is located at 314-398 South 9th Street Boise, ID.
What is the asking price?
The asking price for this property is $557,865.
What are key features of this property?
This property features: 1,771‑square‑foot Class A office condominium; Available for sale or lease; Located at 314‑398 South 9th Street in Boise’s BoDo marketplace
