Two-Level Flex
For Sale
$1,050,000
314 S 9th Street Unit Suite 90 & 100, Boise, ID 83702
Historic building setting with street-level entry, open ceilings, and adaptable office or showroom areas.
Property Size3,559 SF
Price / SF$295.03
Days on Market8
Property Features for 314 S 9th Street Unit Suite 90 & 100
General Information
Standard status
Active
Size
3,559 SF
Property subtype
Commercial
Amenities
Lot Size Units: Acres
Tax Legal Description: See docs for previous warranty deed
Flooring: Concrete, Wood
Cooling: Central Air, Cooling YN: t
Business Type: Commercial, Existing Lease Type: NNN, Listing Id: 98996193, Listing Service: Full Service, Listing Terms: Cash, Conventional, List Price: 1050000, Mls Status: Active, Standard Status: Active
Parking Features: Parking Facility
Above Grade Finished Area Units: Square Feet, Below Grade Finished Area Units: Square Feet, Building Area Total: 3559, Building Area Units: Square Feet, Building Features: Elevator- Passenger, Building Name: 314 S 9th St Suite 90 & 100, Construction Materials: Brick, Frame, Masonry, Living Area: 3559, Living Area Units: Square Feet, Stories: 2
City: Boise, Coordinates: -116.20631682, 43.61420586, Country: US, County Or Parish: Ada, Latitude: 43.61420586, Longitude: -116.20631682, Postal Code: 83702, State Or Province: ID, Street Dir Prefix: S, Street Name: 9th Street, Street Number: 314, Street Number Numeric: 314, Unit Number: Suite 90 & 100, Unparsed Address: 314 S 9th Street Suite 100, Boise ID 83702
Farm Land Area Units: Square Feet, Leasable Area: 3559, Leasable Area Units: Square Feet, Parcel Number: R2940690020, Possible Use: Office Suitable(Medical Office, Condo, Creative/Loft, Office Building), Retail Suitable(Other, Street Retail), Property Type: Commercial Sale, Security Features: Fire Alarm
Utilities: Sewer Connected
Foundation Details: Basement
Water Source: City Service
Listing Agency:
Story Commercial, LLC
(208) 841-8320
Listed By:
Jay Story · License #DB26324
(208) 841-8320
Source:
Thgboise
Added: Aug 3
Changed: Aug 9
Last Checked: Aug 9 at 5:01AM
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 at 314 S 9th Street in Boise. The space combines exposed brick, original wood flooring, and open ceilings with a layout suited to flexible commercial use. The main floor includes a street-facing entrance, reception area, private offices, break room, and restrooms. Additional offices, storage, and work areas are located downstairs.
The property has direct presence on 9th Street in downtown Boise’s BoDo district, with restaurants, hotels, entertainment venues, and major employers nearby. Structured parking is available in the surrounding area. The building underwent full redevelopment in 2005, providing a distinctive setting for an owner-user or tenant seeking office, showroom, retail, or creative workspace.
The property has direct presence on 9th Street in downtown Boise’s BoDo district, with restaurants, hotels, entertainment venues, and major employers nearby. Structured parking is available in the surrounding area. The building underwent full redevelopment in 2005, providing a distinctive setting for an owner-user or tenant seeking office, showroom, retail, or creative workspace.
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
Location Intelligence
Trade Area within ½ mile
5,326
Businesses Nearby
Balanced
Demand for This Use
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?
Flex space - Historic building setting with street-level entry, open ceilings, and adaptable office or showroom areas.
Where is this flex space located?
The property is located at 314 S 9th Street Unit 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
