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    Downtown Boise Office Space Available Title is generated by Realmo AI

    420 W Main Street, Boise, ID 83702

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    For Lease
    $26 SF/Yr $3,059/Mo (calc)

    Historic Veltex Building office space for lease in downtown Boise.

    Type:Office
    Property size:
    1,412 SF
    Added:
    Mar 6, 2026
    Days on Market:
    72
    Last Refresh:
    Apr 6 at 1:09 am

    Property Features for 420 W Main Street

    General Information

    Standard status
    Active
    Size
    1,412 SF
    Property subtype
    Office

    Spaces For Lease

    at 420 W Main Street Contact us

    We can help!

    Listing Contact
    Nick Schuitemaker, CCIM

    Listing agent Nick Schuitemaker, CCIM

    Listing office

    Listing date Mar 6, 2026

    Source Tokcommercial

    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 Nick Schuitemaker, CCIM

    HighLights

    • Prime downtown Boise location at the corner of 5th and Main Streets.
    • Ready‑to‑occupy office space with reception, conference room, private offices, break room, and storage/file room.
    • Abundant natural light and a flexible layout.
    • Garage parking space and storage unit available.
    • Easy access to all services and foothills recreation.
    • Well‑built, quiet building.

    Overview

    Suite 204 in the historic Veltex Building provides 1,412 square feet of second-floor office space. Located in the heart of downtown Boise at the corner of 5th and Main, the suite features abundant natural light and a flexible layout. The layout includes a reception area, conference room, private offices, a break room, and a storage/file room. Tenant improvements are negotiable. The space is offered at $26.00 per square foot on a modified gross lease and will be available starting April 1, 2026. Garage parking and additional storage are available. The building is well-built and quiet, with easy access to services and foothills recreation. Telecom and IT services are provided by CenturyLink/Lumen. The property has an excellent corner location at 5th and Main Streets.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Clark Development Construction Company McLock Team at Rate Loan Service Matthew Cooper at Guaranteed ... Loan Service Erik Antink at Guaranteed ... Loan Service Thomas Development Co Construction Company

    Suggested Use

    Building Supply Restaurant Law Firm Nail Salon Auto Parts Store Spa & Massage Center Auto Repair Shop Food Market Storage Facility Accounting Firm

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

    Location Insight

    • Map
    • Local Demand
    City
    Boise
    County
    Ada
    State
    Idaho
    Longitude
    -116.199
    Latitude
    43.6139

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    FAQs

    What type of property is this?
    Office units - Historic Veltex Building office space for lease in downtown Boise.
    Where is this office units located?
    The property is located at 420 W Main Street Boise, ID.
    What is the lease rate?
    The lease rate is $26 SF/Yr.
    What are key features of this property?
    This property features: Prime downtown Boise location at the corner of 5th and Main Streets.; Ready‑to‑occupy office space with reception, conference room, private offices, break room, and storage/file room.; Abundant natural light and a flexible layout.
    (208) 947-0802
    We can help!
    Listing Contact
    Nick Schuitemaker, CCIM
    Learn More
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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.

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