RV Storage Condo with 50-Amp
New
For Sale
$269,000
9049 N Horseshoe Bend Rd., Boise, ID 83714
Commercial Sale, Boise, ID
Property Size1,041 SF
Lot Size0.02 Acres
Price / SF$258.41
Days on Market1
Property Features for 9049 N Horseshoe Bend Rd.
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Sm Lot 5999 S F
Directions
State St. (HWY 44) & N Horseshoe Bend. Rd., N on Horseshoe Bend Rd., End at Eagle Storage Condos.
Standard status
Active
APN
R2817831370
Size
1,041 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Description
UNIT 136 BLDG 09 FIFTY FIVE STORAGE CONDO
Legal Description
UNIT 136 BLDG 09 FIFTY FIVE STORAGE CONDO
Utilities
Heating system
Electric (Heating)
Amenities
community clubhouse
kitchen
bathroom
conference room
water spigot
dump station
remote gate
garage door openers
security cameras
Building Details
Year built
2018
Number of units
1
Flooring type
Concrete
Building materials
Steel Siding
Roof type
Flat
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Dan Canfield · License #SP46483
(208) 297-3474
Added: Sep 10
Last Checked: Sep 10 at 10:06PM
MLS# 99000403
Copyright © 2026 Intermountain Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This self-storage condo at 9049 N Horseshoe Bend Rd. provides 1,041 square feet in a 22' x 50' enclosed unit. Built in 2018, the structure features steel siding, a concrete floor, a flat roof, electric heat, a large roll-up door, and a 50 Amp outlet. Fresh interior paint and documented maintenance provide a clean, usable storage setting.
A water spigot is positioned outside the door, while the complex includes an on-site dump station and wide drive lanes designed for access and backing. Entry is supported by a remote gate and garage door openers, with high-security cameras throughout the facility. Shared amenities include a clubhouse with a kitchen, bathroom, and conference room. The property is located in Boise, Idaho, within Ada County.
A water spigot is positioned outside the door, while the complex includes an on-site dump station and wide drive lanes designed for access and backing. Entry is supported by a remote gate and garage door openers, with high-security cameras throughout the facility. Shared amenities include a clubhouse with a kitchen, bathroom, and conference room. The property is located in Boise, Idaho, within Ada County.
Key Highlights
- 1,041‑square‑foot storage condo measuring 22' x 50'
- 50 Amp outlet and large roll‑up door
- Exterior water spigot positioned beside the unit
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
$11,124
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
4.14%
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%
$222,480
$222.5K
Cap Rate 7%
$158,914
$158.9K
Cap Rate 9%
$123,600
$123.6K
Market Conditions
NOI Build-Up for 1,041 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
$14.4K $13.80/SF
− Vacancy
−$1.3K −$1.23/SF
EGI
$13.1K $12.57/SF
− OpEx
−$2.0K −$1.89/SF
NOI
$11.1K $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%
$222,480
Cap Rate 7%
$158,914
Cap Rate 9%
$123,600
Alternative Uses
Best Use
Warehouse
$158.9K
$139.1K – $185.4K
NOI $11,124 @ 7.0% cap · market cap 4.14%
Second Best
Self Storage
$140.9K
$123.3K – $164.4K
NOI $9,864 @ 7.0% cap · market cap 3.67%
Theoretical Best
Office A
$287.5K
$251.6K – $335.4K
NOI $20,125 @ 7.0% cap · market cap 7.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Drive-in doors
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
428
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Boise, ID
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Enclosed storage unit with a roll-up door, exterior water access, and shared clubhouse amenities.
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 $269,000.
What are key features of this property?
This property features: 1,041‑square‑foot storage condo measuring 22' x 50'; 50 Amp outlet and large roll‑up door; Exterior water spigot positioned beside the unit
