RV Storage Condo with 50-Amp
For Sale
Contact for pricing
9049 N Horseshoe Bend Rd, Boise, ID 83714
Secure gated storage condo in a fenced complex with remote/keypad entry and RV dump station access.
Property Size1,250 SF
Price / SF$251.92
Days on Market79
Property Features for 9049 N Horseshoe Bend Rd
General Information
Standard status
Active
Size
1,250 SF
Property subtype
INDUSTRIAL
Zoning
BP-DA
Site & Location
Fenced Yard
Yes
Utilities to Site
Yes
Additional Details
Asking Price
$314,900
Drive-In Doors
1
Amenities
Clubhouse
24/7 security cameras
Gated access with remote control or keypad code
RV dump station
Hose spigots
Wide access lanes
Professional management
Listing Agency:
Intermountain Commercial Real Estate
(208) 850-8470
Listed By:
James Hosac
(208) 850-8470
Source:
Moodyscre
Added: May 21
Changed: Jul 29
Last Checked: Aug 7 at 4:30AM
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 Intermountain Commercial Real Estate
Investment Insights
Based on property information with market context.
This RV-oriented storage condo is housed in a gated, fully fenced complex designed for convenient vehicle access. The unit measures 25 feet by 50 feet and features a 16-foot by 14-foot garage door that can be operated by remote control or keypad. Inside, the space includes a thermostat-controlled electric heater, cable TV connection, multiple large shop lights, ceiling fan, several 120V outlets, and a 50 amp RV outlet.
The complex is secured with 24/7 security cameras and controlled access through a remote or keypad code. Wide access lanes help accommodate large motorhomes and trailers, and the community offers hose spigots throughout along with an RV dump station. A clubhouse with restrooms, seating, a flat screen TV, and a kitchenette is available, and owners can reserve it for gatherings.
The facility is professionally managed and maintained by DS Property Management. Zoned City of Eagle BP-DA, it is located at 9049 N Horseshoe Bend Rd in Boise, Idaho, near Horseshoe Bend Rd & Hill Rd Pkwy.
The complex is secured with 24/7 security cameras and controlled access through a remote or keypad code. Wide access lanes help accommodate large motorhomes and trailers, and the community offers hose spigots throughout along with an RV dump station. A clubhouse with restrooms, seating, a flat screen TV, and a kitchenette is available, and owners can reserve it for gatherings.
The facility is professionally managed and maintained by DS Property Management. Zoned City of Eagle BP-DA, it is located at 9049 N Horseshoe Bend Rd in Boise, Idaho, near Horseshoe Bend Rd & Hill Rd Pkwy.
Key Highlights
- 25ft x 50ft storage condo in Eagle, ID with a 16ft x 14ft door and wide access lanes for large motorhomes and trailers.
- Gated, fully fenced complex with 24/7 security cameras and remote control or keypad code access.
- RV dump station plus hose spigots available throughout the complex.
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
$13,358
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
4.24%
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%
$267,160
$267.2K
Cap Rate 7%
$190,829
$190.8K
Cap Rate 9%
$148,422
$148.4K
Market Conditions
NOI Build-Up for 1,250 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
$17.3K $13.80/SF
− Vacancy
−$1.5K −$1.23/SF
EGI
$15.7K $12.57/SF
− OpEx
−$2.4K −$1.89/SF
NOI
$13.4K $10.69/SF
Area
Ada County, ID
Vacancy
8.90%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
15.00%
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%
$267,160
Cap Rate 7%
$190,829
Cap Rate 9%
$148,422
Alternative Uses
Best Use
Warehouse
$190.8K
$167.0K – $222.6K
NOI $13,358 @ 7.0% cap · market cap 4.24%
Second Best
Self Storage
$169.2K
$148.1K – $197.4K
NOI $11,844 @ 7.0% cap · market cap 3.76%
Theoretical Best
Office A
$345.2K
$302.1K – $402.8K
NOI $24,165 @ 7.0% cap · market cap 7.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
272
Businesses Nearby
Explore this area
Business Placement
Demographics for 83714, ID
26,181
Population
11,672
Households
2.2
Avg Household Size
43
Median Age
45%
College-Educated
94%
High-School Grad
54.2 sq mi
ZIP Area
483
Density / Sq Mi
$86,114
Median Household Income
$43,867
Median Earnings
$1,384
Median Rent
$468,100
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Self storage facility - Secure gated storage condo in a fenced complex with remote/keypad entry and RV dump station access.
Where is this self storage facility located?
The property is located at 9049 N Horseshoe Bend Rd Boise, ID.
What is the asking price?
The asking price for this property is $314,900.
What are key features of this property?
This property features: 25ft x 50ft storage condo in Eagle, ID with a 16ft x 14ft door and wide access lanes for large motorhomes and trailers.; Gated, fully fenced complex with 24/7 security cameras and remote control or keypad code access.; RV dump station plus hose spigots available throughout the complex.
