Live-Work Property with
New
For Sale
$995,000
3795 N 33rd St, Boise, ID 83703
Flexible Boise property combines a private office, residence, and finished lower level with separate exterior access.
Property Size3,256 SF
Price / SF$305.59
Days on Market2
Property Features for 3795 N 33rd St
General Information
Standard status
Active
Size
3,256 SF
Property subtype
Commercial
Amenities
Garage: 1 - 5 Spaces
4
1 - 5 Spaces
Building Details
Year Built
1965
Buildings
1
Owner Occupied
Yes
Listing Agency:
Fathom Realty
(888) 455-6040
Listed By:
Misty Rose · License #28445
Source:
Clearwaterproperties
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 22 at 5:08AM
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 Fathom Realty
Investment Insights
Based on property information with market context.
This Boise live-work property, built in 1965, combines a residence with a dedicated office that has its own exterior entrance. The main living areas overlook the pool, while the daylight lower level includes a private locking entrance, kitchen, bedroom, family or recreation room, bathroom, and patio access. These spaces support residential use alongside a professional office or home-based business.
Outdoor improvements include a pool, built-in BBQ, covered living area, low-maintenance yard, and a 30-amp RV hookup. Major updates include solar installed in 2018, a roof and boiler updated in 2018, updated windows, a new main sewer line, and AC identified as updated in 2026. The property is located at 3795 N 33rd St, just outside downtown Boise.
Outdoor improvements include a pool, built-in BBQ, covered living area, low-maintenance yard, and a 30-amp RV hookup. Major updates include solar installed in 2018, a roof and boiler updated in 2018, updated windows, a new main sewer line, and AC identified as updated in 2026. The property is located at 3795 N 33rd St, just outside downtown Boise.
Key Highlights
- Dedicated office with private exterior entrance
- Daylight lower level with separate locking entrance, kitchen, bedroom, bath, and patio access
- Pool, built‑in BBQ, and covered outdoor living area
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
$44,103
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
4.43%
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%
$882,060
$882.1K
Cap Rate 7%
$630,043
$630.0K
Cap Rate 9%
$490,033
$490.0K
Market Conditions
NOI Build-Up for 3,256 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
$68.4K $21.00/SF
− Vacancy
−$9.6K −$2.94/SF
EGI
$58.8K $18.06/SF
− OpEx
−$14.7K −$4.52/SF
NOI
$44.1K $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%
$882,060
Cap Rate 7%
$630,043
Cap Rate 9%
$490,033
Alternative Uses
Best Use
Office B
$630.0K
$551.3K – $735.1K
NOI $44,103 @ 7.0% cap · market cap 4.43%
Second Best
Mixed Use
$577.7K
$505.5K – $674.0K
NOI $40,440 @ 7.0% cap · market cap 4.06%
Theoretical Best
Office A
$899.2K
$786.8K – $1.05M
NOI $62,945 @ 7.0% cap · market cap 6.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
187
Businesses Nearby
Explore this area
Business Placement
Demographics for 83703, ID
18,163
Population
7,971
Households
2.3
Avg Household Size
40
Median Age
54%
College-Educated
97%
High-School Grad
8.1 sq mi
ZIP Area
2,242
Density / Sq Mi
$74,415
Median Household Income
$41,938
Median Earnings
$1,336
Median Rent
$477,000
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?
Live-work space - Flexible Boise property combines a private office, residence, and finished lower level with separate exterior access.
Where is this live-work space located?
The property is located at 3795 N 33rd St Boise, ID.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Dedicated office with private exterior entrance; Daylight lower level with separate locking entrance, kitchen, bedroom, bath, and patio access; Pool, built‑in BBQ, and covered outdoor living area
