Office Unit with Garage
New
For Sale
$599,000
314 S 9th St. Suite 200, Boise, ID 83702
Open workspace includes a private office, conference room, and breakroom.
Property Size1,797 SF
Days on Market7
Property Features for 314 S 9th St. Suite 200
General Information
Standard status
Active
Size
1,797 SF
Class
B
Property subtype
Office - General Office
Building Details
Building Size
1,797 SF
Year Built
1910
Listing Agency:
Lee & Associates Idaho
(208) 401-8776
Listed By:
Gordan Clemens · License #58993– SP
Source:
Commercialcafe
Added: Aug 25
Changed: Aug 30
Last Checked: Aug 30 at 3:12PM
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 Lee & Associates Idaho
Investment Insights
Based on property information with market context.
This office unit provides 1,797 square feet of configured workspace within a condominium setting. The interior includes a broad open work area, one private office, a conference room, and a breakroom, creating a practical arrangement for day-to-day business operations. The property was built in 1910.
Occupants and visitors have direct access to the parking garage from the office, connecting the suite with on-site parking facilities. The property is located at 314 S 9th St., Suite 200, in Downtown Boise, Idaho, placing the workspace within the downtown business environment.
Occupants and visitors have direct access to the parking garage from the office, connecting the suite with on-site parking facilities. The property is located at 314 S 9th St., Suite 200, in Downtown Boise, Idaho, placing the workspace within the downtown business environment.
Key Highlights
- 1,797 SF office condo
- Open work area with private office, conference room, and breakroom
- Direct access to the parking garage
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
$24,340
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
4.06%
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%
$486,800
$486.8K
Cap Rate 7%
$347,714
$347.7K
Cap Rate 9%
$270,444
$270.4K
Market Conditions
NOI Build-Up for 1,797 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
$37.7K $21.00/SF
− Vacancy
−$5.3K −$2.94/SF
EGI
$32.5K $18.06/SF
− OpEx
−$8.1K −$4.52/SF
NOI
$24.3K $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%
$486,800
Cap Rate 7%
$347,714
Cap Rate 9%
$270,444
Alternative Uses
Best Use
Office B
$347.7K
$304.3K – $405.7K
NOI $24,340 @ 7.0% cap · market cap 4.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$496.3K
$434.3K – $579.0K
NOI $34,740 @ 7.0% cap · market cap 5.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 - Open workspace includes a private office, conference room, and breakroom.
Where is this office units located?
The property is located at 314 S 9th St. Suite 200 Boise, ID.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 1,797 SF office condo; Open work area with private office, conference room, and breakroom; Direct access to the parking garage
