Vacant Medical Office
For Sale
Contact for pricing
7722 W Ustick Rd, Boise, ID 83704
Existing improvements support near-term medical office use within an MX-2 zoning framework, subject to applicable approvals.
Property Size2,692 SF
Lot Size0.87 Acres
Price / SF$334.32
Days on Market115
Property Features for 7722 W Ustick Rd
General Information
Standard status
Active
Size
2,692 SF
Lot size
0.87 Acres
Property subtype
Land, Office
Zoning
MX-2
Investment Type
Redevelopment
Additional Details
Land Use
commercial
Building Details
Buildings
1
Building Size
2,692 SF
Listing Agency:
Goldman Ryden
(208) 472-2847
Listed By:
Matt Ryden · License #SP55166
Source:
Crexi
Added: May 11
Changed: Sep 2
Last Checked: Sep 1 at 10:48AM
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 Goldman Ryden
Investment Insights
Based on property information with market context.
Located at 7722 W Ustick Rd in Boise, the property includes a vacant 2,692-square-foot medical office building on approximately 0.874 acres. The existing structure provides a functional starting point for medical office occupancy, adaptive reuse, or continued use while longer-term plans are evaluated.
The site carries MX-2 zoning, which supports consideration of mixed-use, multifamily, office, retail, and other higher-intensity development concepts, subject to applicable approvals. The combination of an existing commercial building and redevelopment land area offers flexibility for an owner-user, investor, or future development strategy.
The site carries MX-2 zoning, which supports consideration of mixed-use, multifamily, office, retail, and other higher-intensity development concepts, subject to applicable approvals. The combination of an existing commercial building and redevelopment land area offers flexibility for an owner-user, investor, or future development strategy.
Key Highlights
- Approximately 0.874‑acre infill property in Boise
- Existing 2,692‑square‑foot vacant medical office building
- MX‑2 zoning
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
$36,463
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
4.05%
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%
$729,260
$729.3K
Cap Rate 7%
$520,900
$520.9K
Cap Rate 9%
$405,144
$405.1K
Market Conditions
NOI Build-Up for 2,692 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
$56.5K $21.00/SF
− Vacancy
−$7.9K −$2.94/SF
EGI
$48.6K $18.06/SF
− OpEx
−$12.2K −$4.52/SF
NOI
$36.5K $13.54/SF
Area
Ada County, ID
Vacancy
14.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$729,260
Cap Rate 7%
$520,900
Cap Rate 9%
$405,144
Alternative Uses
Best Use
Office B
$520.9K
$455.8K – $607.7K
NOI $36,463 @ 7.0% cap · market cap 4.05%
Second Best
Healthcare Medical
$486.6K
$425.8K – $567.8K
NOI $34,065 @ 7.0% cap · market cap 3.79%
Theoretical Best
Office A
$743.5K
$650.5K – $867.4K
NOI $52,042 @ 7.0% cap · market cap 5.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
781
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 83704, ID
42,430
Population
17,776
Households
2.4
Avg Household Size
37
Median Age
32%
College-Educated
92%
High-School Grad
8.8 sq mi
ZIP Area
4,822
Density / Sq Mi
$70,806
Median Household Income
$37,201
Median Earnings
$1,363
Median Rent
$354,400
Median Home Value
Market
Vacancy Rate% for Office in Boise, ID
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Existing improvements support near-term medical office use within an MX-2 zoning framework, subject to applicable approvals.
Where is this medical office space located?
The property is located at 7722 W Ustick Rd Boise, ID.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Approximately 0.874‑acre infill property in Boise; Existing 2,692‑square‑foot vacant medical office building; MX‑2 zoning
