Freshly Painted Self-Storage
For Sale
$269,000
136-9049 N Horseshoe Bend Rd, Boise, ID 83714
Secure storage unit with upgraded power, exterior water access, and shared clubhouse amenities.
Property Size1,041 SF
Price / SF$258.41
Days on Market18
Property Features for 136-9049 N Horseshoe Bend Rd
General Information
Standard status
Active
Size
1,041 SF
Warehouse & Industrial
Power
50 amps
Self-Storage Units
1
Amenities
community clubhouse with kitchen, bathroom and conference room
remote gate and garage door openers
security cameras
dump station
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Dan Canfield · License #SP46483
(208) 297-3474
Source:
Exprealty
Added: Sep 10
Changed: Sep 24
Last Checked: Sep 26 at 12:13PM
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
Investment Insights
Based on property information with market context.
This self-storage condo at Eagle Storage Condos provides 1,041 square feet of enclosed storage space with a large roll-up door and a 50 Amp outlet. The unit has been freshly painted and includes a water spigot outside the entrance. Wide internal lanes support access and backing into the space, while a facility dump station adds practical utility for RV, boat, vehicle, and recreational equipment storage.
Property access is managed through a remote gate and garage door openers, with high-security cameras throughout the complex. Owners also have access to a community clubhouse with a kitchen, bathroom, and conference room. The property is located at 136-9049 N Horseshoe Bend Rd in Boise, Idaho.
Property access is managed through a remote gate and garage door openers, with high-security cameras throughout the complex. Owners also have access to a community clubhouse with a kitchen, bathroom, and conference room. The property is located at 136-9049 N Horseshoe Bend Rd in Boise, Idaho.
Key Highlights
- 1,041 SF self‑storage condo at Eagle Storage Condos
- Freshly painted unit with a large roll‑up door
- Upgraded 50 Amp outlet and exterior water spigot
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
$11,124
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
4.14%
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%
$222,480
$222.5K
Cap Rate 7%
$158,914
$158.9K
Cap Rate 9%
$123,600
$123.6K
Market Conditions
NOI Build-Up for 1,041 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
$14.4K $13.80/SF
− Vacancy
−$1.3K −$1.23/SF
EGI
$13.1K $12.57/SF
− OpEx
−$2.0K −$1.89/SF
NOI
$11.1K $10.69/SF
Area
Ada County, ID
Vacancy
8.90%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
15.00%
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%
$222,480
Cap Rate 7%
$158,914
Cap Rate 9%
$123,600
Alternative Uses
Best Use
Warehouse
$158.9K
$139.1K – $185.4K
NOI $11,124 @ 7.0% cap · market cap 4.14%
Second Best
Self Storage
$140.9K
$123.3K – $164.4K
NOI $9,864 @ 7.0% cap · market cap 3.67%
Theoretical Best
Office A
$287.5K
$251.6K – $335.4K
NOI $20,125 @ 7.0% cap · market cap 7.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
343
Businesses Nearby
Explore this area
Business Placement
Demographics for 83714, ID
26,181
Population
11,672
Households
2.2
Avg Household Size
43
Median Age
45%
College-Educated
94%
High-School Grad
54.2 sq mi
ZIP Area
483
Density / Sq Mi
$86,114
Median Household Income
$43,867
Median Earnings
$1,384
Median Rent
$468,100
Median Home Value
Market
Vacancy Rate% for Industrial in Boise, ID
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Secure storage unit with upgraded power, exterior water access, and shared clubhouse amenities.
Where is this self storage facility located?
The property is located at 136-9049 N Horseshoe Bend Rd Boise, ID.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: 1,041 SF self‑storage condo at Eagle Storage Condos; Freshly painted unit with a large roll‑up door; Upgraded 50 Amp outlet and exterior water spigot
