Two-Level Office
New
For Sale
$1,050,000
314 9th Street, Boise, ID 83702
Character-rich downtown workspace combines street-level access with flexible rooms and lower-level support areas.
Property Size3,559 SF
Price / SF$295.03
Days on Market3
Property Features for 314 9th Street
General Information
Standard status
Active
Size
3,559 SF
Property subtype
Commercial
Additional Details
Floor
Main, Lower
Road Access
Yes
Office Units
1
Amenities
exposed brick
original wood flooring
open ceilings
reception area
private offices
break room
restrooms
Garage: Parking Facility
Parking Facility
Building Details
Year Renovated
2005
Buildings
1
Construction
brick
Listing Agency:
Story Commercial, LLC
(208) 841-8320
Listed By:
Jay Story · License #DB26324
Source:
Clearwaterproperties
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 9:07AM
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 Story Commercial, LLC
Investment Insights
Based on property information with market context.
This 3,559-square-foot commercial condominium occupies two levels in the Foster Building at 314 9th Street. Exposed brick, original wood floors, and open ceilings provide a distinctive interior setting, while the layout includes a street-facing entry, reception area, private offices, break room, restrooms, storage, and additional work areas. The space can support retail, showroom, creative office, or professional office use.
Positioned in Boise’s BoDo district, the property offers direct access to 9th Street and nearby structured parking. Restaurants, hotels, entertainment venues, and major employers are located in the surrounding downtown area. The building was fully redeveloped in 2005.
Positioned in Boise’s BoDo district, the property offers direct access to 9th Street and nearby structured parking. Restaurants, hotels, entertainment venues, and major employers are located in the surrounding downtown area. The building was fully redeveloped in 2005.
Key Highlights
- 3,559‑square‑foot commercial condominium in the Foster Building
- Two‑level layout with private offices, reception, break room, restrooms, storage, and flexible work areas
- Exposed brick, original wood flooring, and open ceilings
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
$48,207
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
4.59%
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%
$964,140
$964.1K
Cap Rate 7%
$688,671
$688.7K
Cap Rate 9%
$535,633
$535.6K
Market Conditions
NOI Build-Up for 3,559 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
$74.7K $21.00/SF
− Vacancy
−$10.5K −$2.94/SF
EGI
$64.3K $18.06/SF
− OpEx
−$16.1K −$4.52/SF
NOI
$48.2K $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%
$964,140
Cap Rate 7%
$688,671
Cap Rate 9%
$535,633
Alternative Uses
Best Use
Office B
$688.7K
$602.6K – $803.5K
NOI $48,207 @ 7.0% cap · market cap 4.59%
Second Best
Retail
$644.4K
$563.9K – $751.8K
NOI $45,109 @ 7.0% cap · market cap 4.30%
Theoretical Best
Office A
$982.9K
$860.0K – $1.15M
NOI $68,803 @ 7.0% cap · market cap 6.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
5,326
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 Office in Boise, ID
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Character-rich downtown workspace combines street-level access with flexible rooms and lower-level support areas.
Where is this office units located?
The property is located at 314 9th Street Boise, ID.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 3,559‑square‑foot commercial condominium in the Foster Building; Two‑level layout with private offices, reception, break room, restrooms, storage, and flexible work areas; Exposed brick, original wood flooring, and open ceilings
