Mixed-Use Office/Retail
For Sale
Contact for pricing
1400 South Broadway Avenue, Boise, ID 83706
Office and retail improvements are paired with two daylight basement apartments in a mixed-use commercial property.
Property Size5,452 SF
Price / SF$238.44
Days on Market9
Property Features for 1400 South Broadway Avenue
General Information
Standard status
Active
Size
5,452 SF
Class
B
Property subtype
Retail, Multifamily, Office
Zoning
MX-2 Boise City
Occupancy
67%
Lease Type
Gross
Investment Type
Owner/User
Building Details
Year Built
1952
Year Renovated
2010
Buildings
1
Units
4
Tenancy
Multi
Listing Agency:
Lawrence Ross Commercial Real Estate LLC
(208) 861-9909
Listed By:
Lawrence Ross · License #ID DB15564
Source:
Crexi
Added: Aug 3
Changed: Aug 9
Last Checked: Aug 9 at 11:53AM
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 Lawrence Ross Commercial Real Estate LLC
Investment Insights
Based on property information with market context.
This 5,452-square-foot mixed-use property combines office and retail space with two apartments located in the daylight basement. The building was constructed in 1952 and offers a configuration that brings commercial and residential components together within one asset.
The property is zoned MX-2 Boise City and is located at 1400 South Broadway Avenue in Boise, Idaho. Its established office, retail, and apartment layout provides a defined physical mix for an owner or operator evaluating a combination-use property.
The property is zoned MX-2 Boise City and is located at 1400 South Broadway Avenue in Boise, Idaho. Its established office, retail, and apartment layout provides a defined physical mix for an owner or operator evaluating a combination-use property.
Key Highlights
- 5,452‑square‑foot mixed‑use building
- Office and retail components in one property
- Two daylight basement apartments
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
$73,847
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
5.68%
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%
$1,476,940
$1.5M
Cap Rate 7%
$1,054,957
$1.1M
Cap Rate 9%
$820,522
$820.5K
Market Conditions
NOI Build-Up for 5,452 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
$114.5K $21.00/SF
− Vacancy
−$16.0K −$2.94/SF
EGI
$98.5K $18.06/SF
− OpEx
−$24.6K −$4.52/SF
NOI
$73.8K $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%
$1,476,940
Cap Rate 7%
$1,054,957
Cap Rate 9%
$820,522
Alternative Uses
Best Use
Office B
$1.05M
$923.1K – $1.23M
NOI $73,847 @ 7.0% cap · market cap 5.68%
Second Best
Retail
$987.2K
$863.8K – $1.15M
NOI $69,103 @ 7.0% cap · market cap 5.32%
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,398 @ 7.0% cap · market cap 8.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,097
Businesses Nearby
Explore this area
Business Placement
Demographics for 83706, ID
34,446
Population
15,992
Households
2.2
Avg Household Size
31
Median Age
57%
College-Educated
95%
High-School Grad
7.4 sq mi
ZIP Area
4,655
Density / Sq Mi
$81,101
Median Household Income
$33,331
Median Earnings
$1,378
Median Rent
$488,900
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?
Mixed-use property - Office and retail improvements are paired with two daylight basement apartments in a mixed-use commercial property.
Where is this mixed-use property located?
The property is located at 1400 South Broadway Avenue Boise, ID.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 5,452‑square‑foot mixed‑use building; Office and retail components in one property; Two daylight basement apartments
