Self-Storage Condo with 50-Amp
New
For Sale
$269,000
9049 N Horseshoe Bend Rd. Unit 136, Boise, ID 83714
Fresh paint, a roll-up door, exterior water access, and shared facility amenities support RV, boat, and recreational equipment storage.
Property Size1,041 SF
Price / SF$258.41
Days on Market5
Property Features for 9049 N Horseshoe Bend Rd. Unit 136
General Information
Standard status
Active
Size
1,041 SF
Property subtype
Commercial
Additional Details
Drive-In Doors
1
Amenities
clubhouse
kitchen
bathroom
conference room
dump station
security cameras
remote gate
Lot Features: Sm Lot 5999 SF, Lot Size Acres: 0.02, Lot Size Area: 0.02, Lot Size Square Feet: 871.2, Lot Size Units: Acres
Tax Legal Description: UNIT 136 BLDG 09 FIFTY FIVE STORAGE CONDO
Flooring: Concrete
Cooling YN: t
Heating: Electric, Heating YN: t
Business Type: Industrial, Listing Id: 99000403, Listing Terms: Cash, Consider All, Private Financing Available, Other, List Price: 269000, Mls Status: Active, Number Of Units Total: 1, Standard Status: Active
Parking Features: Trailer Parking
Above Grade Finished Area Units: Square Feet, Below Grade Finished Area Units: Square Feet, Building Area Total: 1041, Building Area Units: Square Feet, Building Name: Eagle Storage Condos, Building 09, Unit 136, Construction Materials: Steel Siding, Living Area: 1041, Living Area Units: Square Feet, Year Built: 2018
City: Boise, Coordinates: -116.31872011, 43.68964341, Country: US, County Or Parish: Ada, Directions: State St. (HWY 44) & N Horseshoe Bend. Rd., N on Horseshoe Bend Rd., End at Eagle Storage Condos., Latitude: 43.68964341, Longitude: -116.31872011, Postal Code: 83714, State Or Province: ID, Street Dir Prefix: N, Street Name: Horseshoe Bend Rd., Street Number: 9049, Street Number Numeric: 9049, Unit Number: 136, Unparsed Address: 9049 N Horseshoe Bend Rd. # 136, Boise ID 83714
Farm Land Area Units: Square Feet, Leasable Area Units: Square Feet, Parcel Number: R2817831370, Possible Use: Industrial Suitable(Condo, Flex Space, Self/Mini Storage Fac.), Office Suitable(Condo, Creative/Loft, Warehouse), Retail Suitable(Vehicle Related), Special Purpose Suitable(Recreation), Property Type: Commercial Sale
Electric: 220 Volts, Utilities: Water Not Available
Building Details
Year Built
2018
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Dan Canfield · License #SP46483
(208) 297-3474
Source:
Thgboise
Added: Sep 10
Changed: Sep 13
Last Checked: Sep 13 at 10:57AM
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 Silvercreek Realty Group
Investment Insights
Based on property information with market context.
This 1,041-square-foot self-storage condo, built in 2018, provides an enclosed space for RVs, boats, vehicles, and other recreational equipment. The unit has been freshly painted and includes a large roll-up door, a 50 Amp outlet, and a water spigot positioned outside the door for washing and maintenance. The facility also includes an on-site dump station.
Access features include a remote-controlled gate, garage door openers, and large internal lanes designed to accommodate backing into the storage units. High-security cameras are installed throughout the complex. Shared amenities include a clubhouse with a kitchen, bathroom, and conference room. The property is located at 9049 N Horseshoe Bend Rd., Unit 136, Boise, Idaho 83714.
Access features include a remote-controlled gate, garage door openers, and large internal lanes designed to accommodate backing into the storage units. High-security cameras are installed throughout the complex. Shared amenities include a clubhouse with a kitchen, bathroom, and conference room. The property is located at 9049 N Horseshoe Bend Rd., Unit 136, Boise, Idaho 83714.
Key Highlights
- 1,041‑square‑foot self‑storage condo built in 2018
- Freshly painted enclosed unit with large roll‑up door
- Upgraded 50 Amp outlet for supported equipment needs
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
Current Use
Lease Details
1
Drive-in doors
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
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Frequently Asked Questions
What type of property is this?
Self storage facility - Fresh paint, a roll-up door, exterior water access, and shared facility amenities support RV, boat, and recreational equipment storage.
Where is this self storage facility located?
The property is located at 9049 N Horseshoe Bend Rd. Unit 136 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 self‑storage condo built in 2018; Freshly painted enclosed unit with large roll‑up door; Upgraded 50 Amp outlet for supported equipment needs
