Storefront Building with Pylon
For Sale
$1,950,000
8958 W Ardene St., Boise, ID 83709
Retail-oriented building with parking and access at a major arterial intersection.
Property Size8,200 SF
Price / SF$237.80
Days on Market147
Property Features for 8958 W Ardene St.
General Information
Standard status
Active
Size
8,200 SF
Property subtype
Retail
Additional Details
Pylon Signage
Yes
Building Details
Building Size
8,200 SF
Buildings
1
Listing Agency:
(208) 629-6003
Listed By:
Mike Erkmann, CCIM · License #ID DB26711
(208) 629-6003
Source:
Naiglobal
Added: Apr 7
Changed: Aug 30
Last Checked: Aug 30 at 3:52AM
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 Mike Erkmann, CCIM
Investment Insights
Based on property information with market context.
This 8,200-square-foot storefront property presents a contemporary building with a flexible interior arrangement suited to retail or street retail use. The property includes ample on-site parking and pylon signage, supporting customer access and identification from the surrounding roadway network.
Located at a major arterial intersection in Boise, the building is positioned across from Black Eagle Business Park, which has more than 1,000 employees. Walmart, Lowe’s, Costco, and Edwards 21 Theaters are among the surrounding retailers and entertainment destinations. The site also offers access to key corridors and nearby amenities, with strong traffic counts and daytime population identified in the property information.
Located at a major arterial intersection in Boise, the building is positioned across from Black Eagle Business Park, which has more than 1,000 employees. Walmart, Lowe’s, Costco, and Edwards 21 Theaters are among the surrounding retailers and entertainment destinations. The site also offers access to key corridors and nearby amenities, with strong traffic counts and daytime population identified in the property information.
Key Highlights
- 8,200‑square‑foot storefront building
- Pylon signage at a major arterial intersection
- Ample on‑site parking
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
$103,933
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
5.33%
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%
$2,078,660
$2.1M
Cap Rate 7%
$1,484,757
$1.5M
Cap Rate 9%
$1,154,811
$1.2M
Market Conditions
NOI Build-Up for 8,200 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
$155.5K $18.96/SF
− Vacancy
−$7.0K −$0.85/SF
EGI
$148.5K $18.11/SF
− OpEx
−$44.5K −$5.43/SF
NOI
$103.9K $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%
$2,078,660
Cap Rate 7%
$1,484,757
Cap Rate 9%
$1,154,811
Alternative Uses
Best Use
Retail
$1.48M
$1.30M – $1.73M
NOI $103,933 @ 7.0% cap · market cap 5.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.26M
$1.98M – $2.64M
NOI $158,522 @ 7.0% cap · market cap 8.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
830
Businesses Nearby
151k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 72%
Shops & Services 19%
Apparel 9%
Dutch Bros. Coffee
Dining
18,750 visits/mo
0.3 miles
Starbucks
Dining
17,316 visits/mo
0.5 miles
SONIC Drive In
Dining
16,605 visits/mo
0.2 miles
Burger King
Dining
16,317 visits/mo
0.5 miles
Goodwill
Apparel
12,925 visits/mo
0.4 miles
Demographics for 83709, ID
59,461
Population
22,262
Households
2.7
Avg Household Size
38
Median Age
37%
College-Educated
96%
High-School Grad
33.7 sq mi
ZIP Area
1,764
Density / Sq Mi
$88,893
Median Household Income
$48,981
Median Earnings
$1,743
Median Rent
$440,700
Median Home Value
Market
Vacancy Rate% for Retail in Boise, ID
Questions? Ask Rey
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Similar Off Market Nearby
- HEAVENESSENCE FLORAL & GIFTS — 8770 W Overland Rd, Boise, ID 83709
Frequently Asked Questions
What type of property is this?
Storefront property - Retail-oriented building with parking and access at a major arterial intersection.
Where is this storefront property located?
The property is located at 8958 W Ardene St. Boise, ID.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 8,200‑square‑foot storefront building; Pylon signage at a major arterial intersection; Ample on‑site parking
