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4545 W Chinden Blvd, Boise, ID 83714
Retail-oriented center with concrete tilt-up construction and NNN leasing.
Property Size40,807 SF
Lot Size3.88 Acres
Price / SF$176.44
Days on Market154
Property Features for 4545 W Chinden Blvd
General Information
Standard status
Active
Size
40,807 SF
Lot size
3.88 Acres
Property subtype
Retail
Zoning
C-1 Highway Commercial
Occupancy
95%
Lease Type
NNN
Investment Type
Net Lease
Additional Details
Traffic Count
36,156 vehicles/day
Building Details
Buildings
3
Tenancy
Multi
Construction
concrete tilt-up
Listing Agency:
CornerPoint Commercial Real Estate
(208) 870-6933
Listed By:
Sherry Schoen · License #ID DB35724
Source:
Crexi
Added: Apr 1
Changed: Aug 31
Last Checked: Sep 1 at 12:06PM
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 CornerPoint Commercial Real Estate
Investment Insights
Based on property information with market context.
This shopping center comprises ±40,807 SF across three concrete tilt-up buildings on ±3.88 acres. The property is approximately 95% leased and operates as a retail-oriented center with established retail, showroom, and service tenants. NNN lease structures are in place, and approximately ±2,000 SF is available for lease-up.
Located along W Chinden Blvd, the property benefits from approximately 36,156 vehicles per day and regional access to Downtown Boise, the I-84 Connector, and the Boise River Greenbelt. The site is zoned C-1 Highway Commercial and lies within the Garden City Urban Renewal District.
Located along W Chinden Blvd, the property benefits from approximately 36,156 vehicles per day and regional access to Downtown Boise, the I-84 Connector, and the Boise River Greenbelt. The site is zoned C-1 Highway Commercial and lies within the Garden City Urban Renewal District.
Key Highlights
- ±40,807 SF across three concrete tilt‑up buildings
- Approximately ±3.88 acres of commercial property
- Approximately 95% leased with NNN lease structures
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
$517,219
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
7.18%
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%
$10,344,380
$10.3M
Cap Rate 7%
$7,388,843
$7.4M
Cap Rate 9%
$5,746,878
$5.7M
Market Conditions
NOI Build-Up for 40,807 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
$773.7K $18.96/SF
− Vacancy
−$34.8K −$0.85/SF
EGI
$738.9K $18.11/SF
− OpEx
−$221.7K −$5.43/SF
NOI
$517.2K $12.67/SF
Area
Ada County, ID
Vacancy
4.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
30.00%
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%
$10,344,380
Cap Rate 7%
$7,388,843
Cap Rate 9%
$5,746,878
Alternative Uses
Best Use
Retail
$7.39M
$6.47M – $8.62M
NOI $517,219 @ 7.0% cap · market cap 7.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$11.27M
$9.86M – $13.15M
NOI $788,881 @ 7.0% cap · market cap 10.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
36,156 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
653
Businesses Nearby
18k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 73%
Groceries 27%
State Liquor Store
Groceries
4,928 visits/mo
0.4 miles
Jacksons
Shops & Services
4,047 visits/mo
0.2 miles
Shell
Shops & Services
3,829 visits/mo
0.2 miles
O'Reilly Auto Parts
Shops & Services
2,682 visits/mo
0.2 miles
Advance Auto Parts
Shops & Services
1,392 visits/mo
0.3 miles
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 Retail in Boise, ID
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Retail-oriented center with concrete tilt-up construction and NNN leasing.
Where is this shopping center located?
The property is located at 4545 W Chinden Blvd Boise, ID.
What is the asking price?
The asking price for this property is $7,200,000.
What are key features of this property?
This property features: ±40,807 SF across three concrete tilt‑up buildings; Approximately ±3.88 acres of commercial property; Approximately 95% leased with NNN lease structures
