Heated Warehouse Storage
For Sale
$289,900
415-9049 N Horseshoe Bend Rd, Boise, ID 83714
Deeded commercial space includes RV service connections, dedicated power, and a separate pedestrian entrance.
Property Size1,300 SF
Price / SF$223
Days on Market17
Property Features for 415-9049 N Horseshoe Bend Rd
General Information
Standard status
Active
Size
1,300 SF
Additional Details
Fenced Yard
Yes
Amenities
RFID/key fob access
24-hour video surveillance
wide drive lanes
RV washout station
clubhouse with restrooms, showers, kitchenette, TV lounge
Listing Agency:
Amherst Madison
(208) 330-8515
Listed By:
Matt Bauscher · License #SP40991
(208) 330-8515
Source:
Exprealty
Added: Aug 15
Changed: Aug 30
Last Checked: Aug 30 at 9:47PM
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 Amherst Madison
Investment Insights
Based on property information with market context.
Unit 415 is a deeded warehouse storage condominium at 415-9049 N Horseshoe Bend Rd in Boise. The 1,300-square-foot space measures 26' x 50' and provides a 26' peak ceiling, 16' insulated overhead door, heating, full insulation, epoxy flooring, shop lighting, and a ceiling fan. Dedicated electrical service includes a 30-amp RV hookup, multiple 120V outlets, cable/TV connectivity, and a separate panel. A keypad entry system, man door, and exterior water spigot add practical functionality.
The gated complex is fully fenced and accessed through RFID/key fob controls. Shared facilities include wide drive lanes, an RV washout station, video surveillance operating 24 hours, and a clubhouse with restrooms, showers, kitchenette, and TV lounge. No current special assessments are reported.
The gated complex is fully fenced and accessed through RFID/key fob controls. Shared facilities include wide drive lanes, an RV washout station, video surveillance operating 24 hours, and a clubhouse with restrooms, showers, kitchenette, and TV lounge. No current special assessments are reported.
Key Highlights
- Deeded 1,300 SF warehouse storage condominium
- 26' x 50' unit with a 26' peak ceiling
- 16' insulated overhead door, heating, and full insulation
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
$13,892
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
4.79%
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%
$277,840
$277.8K
Cap Rate 7%
$198,457
$198.5K
Cap Rate 9%
$154,356
$154.4K
Market Conditions
NOI Build-Up for 1,300 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
$17.9K $13.80/SF
− Vacancy
−$1.6K −$1.23/SF
EGI
$16.3K $12.57/SF
− OpEx
−$2.5K −$1.89/SF
NOI
$13.9K $10.69/SF
Area
Ada County, ID
Vacancy
8.90%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
15.00%
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%
$277,840
Cap Rate 7%
$198,457
Cap Rate 9%
$154,356
Alternative Uses
Best Use
Warehouse
$198.5K
$173.7K – $231.5K
NOI $13,892 @ 7.0% cap · market cap 4.79%
Second Best
Self Storage
$176.0K
$154.0K – $205.3K
NOI $12,318 @ 7.0% cap · market cap 4.25%
Theoretical Best
Office A
$359.0K
$314.2K – $418.9K
NOI $25,132 @ 7.0% cap · market cap 8.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
343
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 83714, ID
26,181
Population
11,672
Households
2.2
Avg Household Size
43
Median Age
45%
College-Educated
94%
High-School Grad
54.2 sq mi
ZIP Area
483
Density / Sq Mi
$86,114
Median Household Income
$43,867
Median Earnings
$1,384
Median Rent
$468,100
Median Home Value
Market
Vacancy Rate% for Industrial in Boise, ID
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Idaho Storage Connection - Eagle Storage Units — 8785 N Horseshoe Bend Rd, Boise, ID 83714
Frequently Asked Questions
What type of property is this?
Warehouse - Deeded commercial space includes RV service connections, dedicated power, and a separate pedestrian entrance.
Where is this warehouse located?
The property is located at 415-9049 N Horseshoe Bend Rd Boise, ID.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: Deeded 1,300 SF warehouse storage condominium; 26' x 50' unit with a 26' peak ceiling; 16' insulated overhead door, heating, and full insulation
