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    Property profile & analytics

    132 Main St Boise, ID 83702

    • Commercial real estate
    • 0.42 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US27-0218608
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 132 Main St

    Lot size
    0.42 lot acres
    Property type
    Commercial real estate
    APN
    R1013002440

    Description

    This exceptional 0.42-acre development site in Boise, Idaho, presents a unique opportunity for investors and developers. Located at 132 Main St, in the heart of downtown Boise's historic district (APN R1013002440, zoned R-OHD), this shovel-ready project boasts full historic district approval. The approved plans encompass the construction of a seven-unit luxury condominium complex, designed to cater to the high demand for upscale residential living in this vibrant city center. The prime location offers unparalleled access to major business hubs, retail centers, and cultural landmarks, making it an ideal location for professionals, families, and retirees seeking a sophisticated and convenient lifestyle. The project's design prioritizes a blend of modern living spaces and the charm of Boise's historic district, promising an exclusive living experience. This is a rare opportunity to capitalize on the strong market demand for luxury condominiums in a highly desirable downtown location. The property's size and zoning provide flexibility for development, ensuring a high return on investment. This is a truly exceptional opportunity to develop a premier residential property in the heart of Boise.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Boise
    County
    Ada
    State
    Idaho
    Longitude
    -116.1956733
    Latitude
    43.6119328

    Comparable in this City

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      1 SF

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      Boise Shovel-Ready Development Opportunity

      0.19-acre lot with approved plans for 11-unit micro-apartment complex.
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      Land Near Whitewater Park

      Unimproved lot with oversized garage/shop near Whitewater Park.
      2907 W Pleasanton Ave, Boise, ID 83702
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    • $1,750,000

      Hard Corner Commercial Land Available

      Prominent corner lot suitable for light industrial uses.
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    • $450,000
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      Boise North End Vacant Lot

      Vacant lot in Boise's North End near Hyde Park.
      1419 W Franklin St, Boise, ID 83702
      View Details

    Similar Nearby for Sale

    • $7,794,000
      1 SF

      Downtown Developable Lot For Sale

      Prime downtown lot with potential for diverse developments.
      350 E Myrtle St, Boise, ID 83702
      View Details
    • $749,900
      0.31 Acres

      North End Land Opportunity

      Residential land in Boise's North End with city views.
      1620 N 5Th St, Boise, ID 83702
      View Details
    • $829,900
      0.19 Acres

      Boise Shovel-Ready Development Opportunity

      0.19-acre lot with approved plans for 11-unit micro-apartment complex.
      1015 N 29Th St, Boise, ID 83702
      View Details
    • $424,000
      0.14 Acres

      Land Near Whitewater Park

      Unimproved lot with oversized garage/shop near Whitewater Park.
      2907 W Pleasanton Ave, Boise, ID 83702
      View Details
    • $1,750,000

      Hard Corner Commercial Land Available

      Prominent corner lot suitable for light industrial uses.
      8924 W Franklin St, Boise, ID 83702
      View Details
    • $450,000
      0.14 Acres

      Boise North End Vacant Lot

      Vacant lot in Boise's North End near Hyde Park.
      1419 W Franklin St, Boise, ID 83702
      View Details

    Similar Nearby for Lease

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      Sonna Building: Downtown Boise Offices

      Downtown Boise office suites, 210-3803 sq ft.
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      Boise Class A Office Space

      Premium Boise office suites, 3,000-80,000 sq ft
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      Boise's Historic Mercantile Building

      Prime Boise office space, flexible layouts.
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      Jefferson Place: Boise Office Space

      Downtown Boise office building, 9 suites available.
      350 9Th St, Boise, ID 83702
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    132 Main St
    Boise, ID 83702
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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