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    Class A Office Investment Opportunity Title is generated by Realmo AI

    401 Front Street, Boise, ID 83702

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    Class A office building in downtown Boise, 100% occupied.

    Type:Office
    Property size:
    80,478 SF
    Price / SF:
    $147/SF
    Added:
    Feb 26, 2026
    Days on Market:
    84
    Last Refresh:
    Mar 17 at 1:16 pm

    Property Features for 401 Front Street

    General Information

    Standard status
    Active
    Size
    80,478 SF
    Property subtype
    Office

    Building Details

    Year Built
    2007

    We can help!

    Listing Contact
    Mike Greene
    Mike Greene

    Listing agent Mike Greene License #ID SP34044

    Listing office TOK Commercial

    Listing date Feb 26, 2026

    Source Crexi

    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 TOK Commercial

    HighLights

    • Class A office investment property in downtown Boise offered below replacement cost.
    • Anchored by institutional‑grade tenants including Microsoft and LPL Financial.
    • 100% occupied, generating $712,819 in actual NOI with a 6% cap rate.
    • Located in a strong market, three blocks from the downtown core.
    • Built in 2007 with professionally built‑out suites.
    • Staggered lease expirations and diversified industry tenancy for income stability.

    Overview

    Located in downtown Boise, 401 W Front Street is a Class A office building offering an investment opportunity. Constructed in 2007, the property contains 80,478 square feet. The available space encompasses 40,491 square feet across three floors. The property is currently 100% occupied by tenants including Microsoft and LPL Financial. The property generates $712,819 in actual NOI, offering a 6% cap rate at the $11,880,318 asking price. The suites are professionally built-out. The tenancy is diversified across multiple industries, with staggered lease expirations. The property is located three blocks from the downtown core and is surrounded by major employers and civic institutions. Over 132,000 employees are located within a five-mile radius.
    Location Intelligence

    Current Use by Public Records

    HeadWaters Wealth Management Financial Advisor Idaho Central Credit ... Credit Union Idaho MSA Consultant Microsoft Corporation Corporate Office Driven Capital Bank

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Boise
    County
    Ada
    State
    Idaho
    Longitude
    -116.2010453
    Latitude
    43.6113984

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    FAQs

    What type of property is this?
    Office building - Class A office building in downtown Boise, 100% occupied.
    Where is this office building located?
    The property is located at 401 Front Street Boise, ID.
    What is the asking price?
    The asking price for this property is $11,880,318.
    What are key features of this property?
    This property features: Class A office investment property in downtown Boise offered below replacement cost.; Anchored by **institutional‑grade tenants including Microsoft and LPL Financial.**; **100% occupied, generating $712,819 in actual NOI with a 6% cap rate.**
    (208) 378-4600 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Mike Greene
    Mike Greene
    Real Estate License ID: ID SP34044
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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.

    More about this property
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