Mixed-Use Property on Vista
For Sale
Contact for pricing
1015 S Vista Ave, Boise, ID 83705
Mixed-use property with high visibility and excellent access.
Property Size2,805 SF
Price / SF$213.01
Days on Market1069
Property Features for 1015 S Vista Ave
General Information
Standard status
Active
Size
2,805 SF
Property subtype
Industrial, Mixed Use, Office, Retail
Listing Agency:
Colliers - Boise, Idaho
Listed By:
David Cadwell · License #ID SP24252
Source:
Crexi
Added: Sep 28, 2023
Changed: Aug 26
Last Checked: Aug 29 at 11:00PM
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 Colliers - Boise, Idaho
Investment Insights
Based on property information with market context.
This mixed-use property offers a unique opportunity with excellent access to the Boise Airport, Downtown, Vista Village, and Boise State University. The property benefits from great exposure and visibility, with a traffic count of 20,000 vehicles per day. Its location provides convenient access to I-184 and I-84 highways, both less than 10 minutes away. The property has a size of 2,805 square feet.
Key Highlights
- Excellent access to Boise Airport, Downtown, Vista Village and Boise State University
- Great exposure and visibility with 20,000 VPD
- Unique opportunity to purchase on Vista
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
$37,994
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
6.36%
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%
$759,880
$759.9K
Cap Rate 7%
$542,771
$542.8K
Cap Rate 9%
$422,156
$422.2K
Market Conditions
NOI Build-Up for 2,805 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
$58.9K $21.00/SF
− Vacancy
−$8.2K −$2.94/SF
EGI
$50.7K $18.06/SF
− OpEx
−$12.7K −$4.52/SF
NOI
$38.0K $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%
$759,880
Cap Rate 7%
$542,771
Cap Rate 9%
$422,156
Alternative Uses
Best Use
Office B
$542.8K
$474.9K – $633.2K
NOI $37,994 @ 7.0% cap · market cap 6.36%
Second Best
Retail
$507.9K
$444.4K – $592.6K
NOI $35,553 @ 7.0% cap · market cap 5.95%
Theoretical Best
Office A
$774.7K
$677.8K – $903.8K
NOI $54,226 @ 7.0% cap · market cap 9.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
817
Businesses Nearby
Explore this area
Business Placement
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
Market
Vacancy Rate% for Office in Boise, ID
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with high visibility and excellent access.
Where is this mixed-use property located?
The property is located at 1015 S Vista Ave Boise, ID.
What is the asking price?
The asking price for this property is $597,500.
What are key features of this property?
This property features: Excellent access to Boise Airport, Downtown, Vista Village and Boise State University; Great exposure and visibility with 20,000 VPD; Unique opportunity to purchase on Vista
