Storefront Property with Monument
For Sale
Contact for pricing
1402 S Broadway Ave, Boise, ID 83706
Flexible commercial property with a vacant portion, off-street parking, and access to I-84 from Broadway.
Property Size3,632 SF
Price / SF$357.93
Days on Market9
Property Features for 1402 S Broadway Ave
General Information
Standard status
Active
Size
3,632 SF
Total Parking Spaces
17
Property subtype
RETAIL
Zoning
MX-2
Site & Location
Traffic Count
27,247 vehicles/day
Highway Access
Yes
Amenities
monument signage
overhead door with separate storage area
Building Details
Tenancy
Multi
Listing Agency:
Lawrence Ross Commercial Real Estate LLC
(208) 861-9909
Listed By:
Lawrence Ross · License #DB15564
(208) 861-9909
Source:
Moodyscre
Added: Aug 3
Changed: Aug 9
Last Checked: Aug 11 at 2:02PM
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 storefront property contains 3,632 square feet, including a vacant 1,800-square-foot portion that may accommodate shop, storage, showroom, additional office space, or an additional apartment. An overhead door and separate storage area add functional flexibility. Existing commercial tenants occupy the remaining space on short-term leases.
The property offers retail exposure on Broadway with monument signage and off-street parking for 17 cars. Traffic counts were 27,247 cars per day in 2023, and Broadway provides access to I-84. The site is zoned MX-2 by Boise City and sits 1 block south of Albertson’s and 4 blocks south of Boise State University.
The property offers retail exposure on Broadway with monument signage and off-street parking for 17 cars. Traffic counts were 27,247 cars per day in 2023, and Broadway provides access to I-84. The site is zoned MX-2 by Boise City and sits 1 block south of Albertson’s and 4 blocks south of Boise State University.
Key Highlights
- 3,632‑square‑foot storefront property with a vacant 1,800‑square‑foot portion
- Vacant area may support shop, storage, showroom, office, or an additional apartment
- Retail exposure on Broadway with monument signage
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
$46,035
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
3.54%
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%
$920,700
$920.7K
Cap Rate 7%
$657,643
$657.6K
Cap Rate 9%
$511,500
$511.5K
Market Conditions
NOI Build-Up for 3,632 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
$68.9K $18.96/SF
− Vacancy
−$3.1K −$0.85/SF
EGI
$65.8K $18.11/SF
− OpEx
−$19.7K −$5.43/SF
NOI
$46.0K $12.67/SF
Area
Ada County, ID
Vacancy
4.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
30.00%
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%
$920,700
Cap Rate 7%
$657,643
Cap Rate 9%
$511,500
Alternative Uses
Best Use
Retail
$657.6K
$575.4K – $767.3K
NOI $46,035 @ 7.0% cap · market cap 3.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.00M
$877.7K – $1.17M
NOI $70,214 @ 7.0% cap · market cap 5.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
27,247 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,097
Businesses Nearby
260k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 48%
Groceries 27%
Shops & Services 21%
Apparel 1%
Albertsons
Groceries
61,252 visits/mo
0.2 miles
McDonald's
Dining
29,252 visits/mo
0.1 miles
Taco Bell
Dining
17,977 visits/mo
0.1 miles
Starbucks
Dining
14,184 visits/mo
0.4 miles
Chili's Grill & Bar
Dining
13,015 visits/mo
0.5 miles
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 Retail in Boise, ID
Questions? Ask Rey
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Similar Off Market Nearby
- House Of Poppy — 1011 W Williams St, Boise, ID 83706
- Albertsons Broadway Floral — 1219 S Broadway Ave Albertsons, Boise, ID 83706
Frequently Asked Questions
What type of property is this?
Storefront property - Flexible commercial property with a vacant portion, off-street parking, and access to I-84 from Broadway.
Where is this storefront property located?
The property is located at 1402 S Broadway Ave 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: 3,632‑square‑foot storefront property with a vacant 1,800‑square‑foot portion; Vacant area may support shop, storage, showroom, office, or an additional apartment; Retail exposure on Broadway with monument signage
