Remodeled Office Building with
New
For Sale
$449,000
208 S Curtis Rd., Boise, ID 83705
Four offices, a shared meeting area, kitchenette, restroom, and enclosed outdoor patio accommodate a range of business needs.
Property Size1,100 SF
Price / SF$408.18
Days on Market6
Property Features for 208 S Curtis Rd.
General Information
Standard status
Active
Size
1,100 SF
Total Parking Spaces
7
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
private fenced patio
central meeting area
kitchenette/break area
Building Details
Year Built
1949
Buildings
1
Building Size
1,100 SF
Listing Agency:
Silvercreek Realty Group
Listed By:
Shelley Phillips · License #SP36140
(208) 850-1350
Source:
Refinedrealtynw
Added: Sep 11
Last Checked: Sep 15 at 11:25PM
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 fully remodeled office building contains 1,100 square feet with four offices, a central meeting area, kitchenette, break area, and restroom. A private fenced patio extends the usable space, while a new 8-foot by 12-foot Stor-Mor Sheds storage shed provides additional on-site storage. Originally built in 1949, the property sits on a large lot with seven parking spaces and two driveways.
The building fronts Curtis Road in Boise’s Bench area and offers freeway access. Its combination of defined office rooms, shared workspace, parking, outdoor area, and storage creates a practical setting for an owner-user or office-based operation.
The building fronts Curtis Road in Boise’s Bench area and offers freeway access. Its combination of defined office rooms, shared workspace, parking, outdoor area, and storage creates a practical setting for an owner-user or office-based operation.
Key Highlights
- Fully remodeled 1,100‑square‑foot office building
- Four offices plus a central meeting area, kitchenette, break area, and restroom
- Private fenced patio and new 8‑foot by 12‑foot Stor‑Mor Sheds storage shed
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
$14,900
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
3.32%
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%
$298,000
$298.0K
Cap Rate 7%
$212,857
$212.9K
Cap Rate 9%
$165,556
$165.6K
Market Conditions
NOI Build-Up for 1,100 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
$23.1K $21.00/SF
− Vacancy
−$3.2K −$2.94/SF
EGI
$19.9K $18.06/SF
− OpEx
−$5.0K −$4.52/SF
NOI
$14.9K $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%
$298,000
Cap Rate 7%
$212,857
Cap Rate 9%
$165,556
Alternative Uses
Best Use
Office B
$212.9K
$186.3K – $248.3K
NOI $14,900 @ 7.0% cap · market cap 3.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$303.8K
$265.8K – $354.4K
NOI $21,265 @ 7.0% cap · market cap 4.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,030
Businesses Nearby
Explore this area
Business Placement
Demographics for 83705, ID
27,756
Population
13,228
Households
2.1
Avg Household Size
35
Median Age
38%
College-Educated
93%
High-School Grad
16.2 sq mi
ZIP Area
1,713
Density / Sq Mi
$62,605
Median Household Income
$37,283
Median Earnings
$1,166
Median Rent
$378,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Boise, ID
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Frequently Asked Questions
What type of property is this?
Office building - Four offices, a shared meeting area, kitchenette, restroom, and enclosed outdoor patio accommodate a range of business needs.
Where is this office building located?
The property is located at 208 S Curtis Rd. Boise, ID.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Fully remodeled 1,100‑square‑foot office building; Four offices plus a central meeting area, kitchenette, break area, and restroom; Private fenced patio and new 8‑foot by 12‑foot Stor‑Mor Sheds storage shed
