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    Renovated Warehouse Office Suite Title is generated by Realmo AI

    314 S 9th St Ste 300, Boise, ID 83702

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    For Lease
    $36,000 SF/Yr $5,376,000/Mo (calc)

    COMMERCIAL - Boise, ID

    Property size:
    1,792 SF
    Added:
    Jun 1, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 4 at 5:06 am

    Property Features for 314 S 9th St Ste 300

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Standard status
    Active
    APN
    R2940690040
    Size
    1,792 SF

    Taxes and HOA fees

    Tax Description
    Unit 27 Front Street Condo Amd 02, Ada County, Idaho.

    Utilities

    Utilities
    Natural Gas Available
    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air

    Building Details

    Year built
    1910
    Floors in Building
    1
    Flooring type
    Concrete
    Building materials
    Brick
    Roof type
    Rolled Hot Mop

    We can help!

    Listing Contact
    Sheila Smith

    Listing agent Sheila Smith License #SP33327

    Listing office RE/MAX Capital City 1420 W Washington St, Boise, ID

    Listing date Jun 1, 2026

    MLS# 98988577

    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.

    HighLights

    • Downtown Boise office space in a reimagined Foster's Furniture warehouse, with brick construction and rolled hot mop roofing
    • Year built 1910 with original industrial character, including exposed brick and timber details
    • Open floor plan with soaring ceilings and concrete flooring
    • Central air conditioning with forced‑air natural gas heating
    • Utilities include natural gas available
    • Direct access to a connected parking garage plus a private in‑suite elevator

    Overview

    Suite 300 offers a distinctive office setting in the reimagined Foster’s Furniture warehouse, featuring a renovated interior that pairs original industrial character with modern finishes. The layout is built around expansive open floor plans with soaring ceilings, along with exposed brick and timber details. The space also includes advanced amenities, and it’s designed for convenient day-to-day operations with direct access to the connected parking garage and a private in-suite elevator.

    Located in downtown Boise, the office environment is positioned to overlook the greenery of JUMP’s park. The downtown setting supports easy access to restaurants, retail, entertainment, and transportation, making it practical for teams that want a workday experience connected to active city amenities.

    This suite is well suited for businesses seeking an office interior with high-ceiling, warehouse-inspired architectural features while maintaining functional access and privacy. With open planning, in-suite elevator service, and direct garage connectivity, it can work for collaborative teams that also value straightforward building circulation and an established, landmark-style setting.
    Property Profile Location Intelligence

    Current Use by Public Records

    Mark D. Perison, ... Law Firm Western Equities Bank City of Trees Pest ... Animal Shelter Reynolds+Myers Advertising Agency Rizen Creative Marketing & Advertising

    Suggested Use

    Restaurant Real Estate Agency Dental Office Spa & Massage Center Hair Salon Nail Salon Building Supply Law Firm Auto Repair Shop Big Box & Wholesale Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boise
    County
    Ada
    State
    Idaho
    Longitude
    -116.206281
    Latitude
    43.614254

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    FAQs

    What type of property is this?
    Office units - Renovated warehouse office suite with open plan, soaring ceilings, and private elevator with garage access.
    Where is this office units located?
    The property is located at 314 S 9th St Ste 300 Boise, ID.
    What is the lease rate?
    The lease rate is $36,000.
    What are key features of this property?
    This property features: Downtown Boise office space in a reimagined Foster's Furniture warehouse, with brick construction and rolled hot mop roofing; Year built 1910 with original industrial character, including exposed brick and timber details; Open floor plan with soaring ceilings and concrete flooring
    (208) 631-2248
    We can help!
    Listing Contact
    Sheila Smith
    Real Estate License ID: SP33327
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    314 S 9th St Ste 300, Boise, ID 83702-5075
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