Free-Standing Retail Building with
For Sale
Contact for pricing
5500 W Franklin Rd, Boise, ID 83705
Free-standing retail building renovated in 2021 with Franklin Rd frontage, ample parking, and MX-2 zoning.
Property Size8,594 SF
Price / SF$232.14
Days on Market330
Property Features for 5500 W Franklin Rd
General Information
Standard status
Active
Size
8,594 SF
Property subtype
RETAIL
Zoning
MX-2
Additional Details
Road Access
Yes
Building Details
Year Built
2003
Year Renovated
2021
Listing Agency:
NAI Select
(208) 229-2020
Listed By:
Michael Erkmann, CCIM
(208) 229-6015
Source:
Moodyscre
Added: Oct 28, 2025
Changed: Sep 5
Last Checked: Sep 21 at 9:18AM
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 NAI Select
Investment Insights
Based on property information with market context.
This free-standing retail building was constructed in 2003 and renovated in 2021. The property offers a complete remodel and the option to include furniture, fixtures, and equipment. With ample parking on site, it’s positioned for retail-focused ownership.
The building’s Franklin Rd. frontage supports strong street exposure for passing traffic. It is listed with MX-2 zoning in place, providing a defined framework for future use within the retail building category.
For buyers seeking a ready-to-operate retail asset, the combination of renovation timing, frontage, and on-site parking is designed to support an efficient transition to a new owner. Contact the agent for showing instructions.
The building’s Franklin Rd. frontage supports strong street exposure for passing traffic. It is listed with MX-2 zoning in place, providing a defined framework for future use within the retail building category.
For buyers seeking a ready-to-operate retail asset, the combination of renovation timing, frontage, and on-site parking is designed to support an efficient transition to a new owner. Contact the agent for showing instructions.
Key Highlights
- 8,594 SF free‑standing building at 5500 W Franklin St, Boise, ID
- Constructed in 2003 and renovated in 2021 with a complete remodel
- Franklin Rd frontage for retail or free‑standing building use
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
$108,927
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
5.46%
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%
$2,178,540
$2.2M
Cap Rate 7%
$1,556,100
$1.6M
Cap Rate 9%
$1,210,300
$1.2M
Market Conditions
NOI Build-Up for 8,594 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
$162.9K $18.96/SF
− Vacancy
−$7.3K −$0.85/SF
EGI
$155.6K $18.11/SF
− OpEx
−$46.7K −$5.43/SF
NOI
$108.9K $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%
$2,178,540
Cap Rate 7%
$1,556,100
Cap Rate 9%
$1,210,300
Alternative Uses
Best Use
Retail
$1.56M
$1.36M – $1.82M
NOI $108,927 @ 7.0% cap · market cap 5.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.37M
$2.08M – $2.77M
NOI $166,139 @ 7.0% cap · market cap 8.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,154
Businesses Nearby
83k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 46%
Shops & Services 42%
Apparel 9%
Electronics 2%
McDonald's
Dining
17,191 visits/mo
0.5 miles
Dutch Bros. Coffee
Dining
14,698 visits/mo
0.3 miles
Fred Meyer Gas Station
Shops & Services
11,810 visits/mo
0.3 miles
Idaho Youth Ranch
Apparel
7,474 visits/mo
0.4 miles
Jacksons
Shops & Services
7,152 visits/mo
0.2 miles
Demographics for 83705, ID
27,756
Population
13,228
Households
2.1
Avg Household Size
35
Median Age
38%
College-Educated
93%
High-School Grad
16.2 sq mi
ZIP Area
1,713
Density / Sq Mi
$62,605
Median Household Income
$37,283
Median Earnings
$1,166
Median Rent
$378,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Boise, ID
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Free-standing retail building renovated in 2021 with Franklin Rd frontage, ample parking, and MX-2 zoning.
Where is this retail space located?
The property is located at 5500 W Franklin Rd Boise, ID.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: 8,594 SF free‑standing building at 5500 W Franklin St, Boise, ID; Constructed in 2003 and renovated in 2021 with a complete remodel; Franklin Rd frontage for retail or free‑standing building use
