Creative Space with Exposed
For Sale
$1,050,000
314 S 9th Street Suite 90 & 100, Boise, ID 83702
Two-level commercial condominium with adaptable offices, showroom potential, and a street-facing entrance in a redeveloped historic building.
Property Size3,559 SF
Price / SF$295.03
Days on Market20
Property Features for 314 S 9th Street Suite 90 & 100
General Information
Standard status
Active
Size
3,559 SF
Additional Details
Floor
Main and Lower
Road Access
Yes
Office Units
1
Building Details
Year Renovated
2005
Buildings
1
Listing Agency:
Story Commercial, LLC
(208) 841-8320
Listed By:
Jay Story · License #DB26324
Source:
Adventureidahorealestate
Added: Aug 9
Changed: Aug 28
Last Checked: Aug 25 at 3:54AM
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 within the Foster Building, which was fully redeveloped in 2005. Interior character includes exposed brick, original wood flooring, and open ceilings. The upper level includes a street entrance, reception area, private offices, break room, and restrooms. Additional offices, storage, and flexible work areas are located downstairs.
The suite has direct presence along 9th Street in Boise’s BoDo district, with nearby structured parking. Its central downtown setting places restaurants, hotels, entertainment venues, and major employers within immediate reach. The configuration supports creative office, professional office, showroom, or retail use, subject to applicable requirements.
The suite has direct presence along 9th Street in Boise’s BoDo district, with nearby structured parking. Its central downtown setting places restaurants, hotels, entertainment venues, and major employers within immediate reach. The configuration supports creative office, professional office, showroom, or retail use, subject to applicable requirements.
Key Highlights
- 3,559‑square‑foot commercial condominium
- Two‑level layout with offices, storage, reception, break room, and restrooms
- 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Creative space - Two-level commercial condominium with adaptable offices, showroom potential, and a street-facing entrance in a redeveloped historic building.
Where is this creative space located?
The property is located at 314 S 9th Street Suite 90 & 100 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; Two‑level layout with offices, storage, reception, break room, and restrooms; Exposed brick, original wood flooring, and open ceilings
