Remodeled Office
New
For Sale
$449,000
208 S Curtis Rd., Boise, ID 83705
Commercial Sale, Boise, ID
Property Size1,100 SF
Lot Size0.25 Acres
Price / SF$408.18
Days on Market1
Property Features for 208 S Curtis Rd.
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
L-OD
Parking
7
Exterior features
Paved Outside Area
Lot features
10000 S F - .49 Acre, Lawn Sprinklers, On City Bus Route
Directions
Franklin Rd South on Curtis to property address.
Standard status
Active
APN
R7923320141
Size
1,100 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Description
Lot 15 Blk 1 Exc R/W
Legal Description
Lot 15 Blk 1 Exc R/W
Utilities
Utilities
Natural Gas Available
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Amenities
fenced patio
storage shed
central meeting area
kitchenette/break area
Building Details
Year built
1949
Floors in Building
1
Building materials
Concrete, Frame, Stucco
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Shelley Phillips · License #SP36140
(208) 850-1350
Added: Sep 9
Last Checked: Sep 9 at 6:06PM
MLS# 99000198
Copyright © 2026 Intermountain Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,100-square-foot office building offers four private offices, a central meeting area, a kitchenette, a break area, and a restroom. The property was fully remodeled and includes a private fenced patio. Concrete, frame, and stucco construction is paired with a composition roof, forced-air natural gas heat, and central air conditioning.
Situated on a 0.25-acre lot with street frontage on Curtis Road, the building provides seven parking spaces and two driveways. The property also includes an 8-foot by 12-foot Stor-Mor storage shed. Natural gas is available, and the 1949-built office offers freeway access from its Boise Bench location.
Situated on a 0.25-acre lot with street frontage on Curtis Road, the building provides seven parking spaces and two driveways. The property also includes an 8-foot by 12-foot Stor-Mor storage shed. Natural gas is available, and the 1949-built office offers freeway access from its Boise Bench location.
Key Highlights
- 1,100 SF fully remodeled office building
- Four offices plus a central meeting area, kitchenette, break area, and restroom
- 0.25‑acre lot with street frontage on Curtis Road
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Boise, ID
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Four offices, a meeting area, kitchenette, restroom, and fenced patio create a practical small-business layout.
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: 1,100 SF fully remodeled office building; Four offices plus a central meeting area, kitchenette, break area, and restroom; 0.25‑acre lot with street frontage on Curtis Road
