Mixed-Use Retail
New
For Sale
$2,800,000
8460 W Emerald St, Boise, ID 83704
MX-3 zoning accommodates retail, office, residential, and hospitality uses.
Property Size9,950 SF
Lot Size2.05 Acres
Days on Market6
Property Features for 8460 W Emerald St
General Information
Standard status
Active
Size
9,950 SF
Lot size
2.05 Acres
Property subtype
Retail
Zoning
MX-3
Site & Location
Corner Location
No
Road Access
Yes
Land
Land Use
commercial
Subdividable
Yes
Additional Details
Liquor License
No
Amenities
on-site surface parking
Building Details
Building Size
9,950 SF
Year Built
2000
Buildings
1
Listed By:
Drey Campbell, PhD, CCIM
(208) 440-1926
Source:
Lee-associates
Added: Sep 22
Changed: Sep 25
Last Checked: Sep 26 at 4:47AM
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 Drey Campbell, PhD, CCIM
Investment Insights
Based on property information with market context.
This retail property comprises a 2.047-acre assemblage that may be acquired as a whole or divided into separate parcels. The site includes a building constructed in 2000 and an extensive paved surface parking area around the structure. MX-3 zoning supports a range of commercial and mixed-use applications, including retail, office, residential, and hospitality uses.
Located at 8460 W Emerald St in Boise, the property fronts Emerald St within the city’s primary retail corridor. The site benefits from high daily traffic counts and is surrounded by established regional and national co-tenants. Its configuration supports acquisition of the building, separate development of excess land, or a broader mixed-use strategy, subject to applicable approvals.
Located at 8460 W Emerald St in Boise, the property fronts Emerald St within the city’s primary retail corridor. The site benefits from high daily traffic counts and is surrounded by established regional and national co-tenants. Its configuration supports acquisition of the building, separate development of excess land, or a broader mixed-use strategy, subject to applicable approvals.
Key Highlights
- 2.047‑acre assemblage available as a whole or in split parcels
- MX‑3 zoning supports retail, office, residential, and hospitality uses
- Building constructed in 2000
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
$136,832
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
4.89%
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%
$2,736,640
$2.7M
Cap Rate 7%
$1,954,743
$2.0M
Cap Rate 9%
$1,520,356
$1.5M
Market Conditions
NOI Build-Up for 9,950 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
$191.0K $19.20/SF
− Vacancy
−$8.6K −$0.86/SF
EGI
$182.4K $18.34/SF
− OpEx
−$45.6K −$4.58/SF
NOI
$136.8K $13.75/SF
Area
Ada County, ID
Vacancy
4.50%
Lease Rate
$19.20 /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%
$2,736,640
Cap Rate 7%
$1,954,743
Cap Rate 9%
$1,520,356
Alternative Uses
Best Use
Specialty Retail
$1.95M
$1.71M – $2.28M
NOI $136,832 @ 7.0% cap · market cap 4.89%
Second Best
Retail
$1.80M
$1.58M – $2.10M
NOI $126,114 @ 7.0% cap · market cap 4.50%
Theoretical Best
Office A
$2.75M
$2.40M – $3.21M
NOI $192,353 @ 7.0% cap · market cap 6.87%
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
1,550
Businesses Nearby
694k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 32%
Shops & Services 30%
Superstores 18%
Apparel 8%
Target
Superstores
126,759 visits/mo
0.1 miles
Barnes & Noble
Shops & Services
60,784 visits/mo
0.4 miles
Hobby Lobby
Shops & Services
41,456 visits/mo
0.5 miles
The Home Depot
Home Improvements & Furnishings
38,953 visits/mo
0.4 miles
Ross Dress for Less
Apparel
36,057 visits/mo
0.2 miles
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
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 - MX-3 zoning accommodates retail, office, residential, and hospitality uses.
Where is this retail space located?
The property is located at 8460 W Emerald St Boise, ID.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: 2.047‑acre assemblage available as a whole or in split parcels; MX‑3 zoning supports retail, office, residential, and hospitality uses; Building constructed in 2000
