Prime Retail Opportunity in
For Sale
$2,117,000
2310 W Fairview Ave, Boise, ID 83702
Retail building with warehouse space in a developing area.
Property Size13,426 SF
Price / SF$157.68
Days on Market261
Property Features for 2310 W Fairview Ave
General Information
Standard status
Active
Size
13,426 SF
Property subtype
Retail
Building Details
Building Size
13,426 SF
Listing Agency:
TOK Commercial
(208) 947-0831
Listed By:
Michael Ballantyne, SIOR, CCIM · License #46959
Source:
Tokcommercial
Added: Nov 21, 2025
Changed: Aug 8
Last Checked: May 8 at 11:21PM
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 TOK Commercial
Investment Insights
Based on property information with market context.
This 13,426 square foot building is a retail purchase opportunity located at 2310 W Fairview Ave, Boise, ID. Zoned MX-5, it offers excellent exposure on Fairview Avenue frontage, with visibility to over 8,000 vehicles per day. The property includes 3,548 square feet of warehouse space. Situated in the rapidly developing west end of Boise, the property is surrounded by new development, including the future CWI Campus. This location presents an exceptional opportunity for a retail or strip center investor looking to capitalize on the area's growth and potential. The property is currently occupied.
Key Highlights
- Prime retail purchase opportunity in rapidly developing west Boise location.
- Excellent exposure on Fairview Avenue with high traffic count (8,000+ vehicles per day).
- MX‑5 zoning allows for a variety of retail uses.
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
$170,171
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
8.04%
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%
$3,403,420
$3.4M
Cap Rate 7%
$2,431,014
$2.4M
Cap Rate 9%
$1,890,789
$1.9M
Market Conditions
NOI Build-Up for 13,426 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
$254.6K $18.96/SF
− Vacancy
−$11.5K −$0.85/SF
EGI
$243.1K $18.11/SF
− OpEx
−$72.9K −$5.43/SF
NOI
$170.2K $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%
$3,403,420
Cap Rate 7%
$2,431,014
Cap Rate 9%
$1,890,789
Alternative Uses
Best Use
Retail
$2.43M
$2.13M – $2.84M
NOI $170,171 @ 7.0% cap · market cap 8.04%
Second Best
Warehouse
$2.05M
$1.79M – $2.39M
NOI $143,471 @ 7.0% cap · market cap 6.78%
Theoretical Best
Office A
$3.71M
$3.24M – $4.33M
NOI $259,551 @ 7.0% cap · market cap 12.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,909
Businesses Nearby
Explore this area
Business Placement
Demographics for 83702, ID
23,951
Population
12,771
Households
1.9
Avg Household Size
40
Median Age
61%
College-Educated
97%
High-School Grad
31.4 sq mi
ZIP Area
763
Density / Sq Mi
$82,586
Median Household Income
$48,200
Median Earnings
$1,175
Median Rent
$708,000
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?
Retail space - Retail building with warehouse space in a developing area.
Where is this retail space located?
The property is located at 2310 W Fairview Ave Boise, ID.
What is the asking price?
The asking price for this property is $2,117,000.
What are key features of this property?
This property features: Prime retail purchase opportunity in rapidly developing west Boise location.; Excellent exposure on Fairview Avenue with high traffic count (8,000+ vehicles per day).; MX‑5 zoning allows for a variety of retail uses.
