Heated Storage Warehouse
New
For Sale
$269,900
9049 N Horseshoe Bend Road, Eagle, ID 83714
Commercial Sale, Eagle, ID
Property Size1,300 SF
Price / SF$207.62
Days on Market2
Property Features for 9049 N Horseshoe Bend Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
BP-DA
Directions
From State St/Hwy 44, head north on Horseshoe Bend Rd. Continue north past Hill Rd Pkwy. Turn into the Eagle Storage Condos complex at 9049 N Horseshoe Bend Rd. Proceed through the gated entrance to Unit 415.
Standard status
Active
APN
R2817830660
Size
1,300 SF
Taxes and HOA fees
Tax Description
Unit 65 Bldg 06 Fifty Five Storage Condo
Legal Description
Unit 65 Bldg 06 Fifty Five Storage Condo
Utilities
Heating system
Electric (Heating)
Amenities
gated
fenced
RFID/key fob access
24-hour video surveillance
wide drive lanes
RV washout station
clubhouse with restrooms, showers, kitchenette, TV lounge
keypad entry
Building Details
Building materials
Steel Siding
Roof type
Flat
Listing Agency:
Amherst Madison
(208) 391-2391
Listed By:
Matt Bauscher · License #SP40991
(208) 330-8515
Added: Sep 2
Last Checked: Sep 3 at 11:06PM
MLS# 98999508
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.
Unit 415 is a deeded 1,300 SF storage condominium measuring 26' x 50'. The heated, fully insulated space has a 26' peak ceiling, 16' insulated overhead door, epoxy flooring, shop lighting, a ceiling fan, separate man door, keypad entry, and a dedicated electrical panel. Additional features include a 30-amp RV hookup, multiple 120V outlets, cable/TV connection, and an exterior water spigot. The owner will install a new mini split.
The property is located at 9049 N Horseshoe Bend Road in Eagle, Idaho. The gated and fully fenced complex provides RFID/key fob entry, 24-hour video surveillance, wide drive lanes, and an RV washout station. Shared amenities include a clubhouse with restrooms, showers, kitchenette, and TV lounge. The unit can accommodate recreational vehicles, boats, collector cars, and other stored equipment.
The property is located at 9049 N Horseshoe Bend Road in Eagle, Idaho. The gated and fully fenced complex provides RFID/key fob entry, 24-hour video surveillance, wide drive lanes, and an RV washout station. Shared amenities include a clubhouse with restrooms, showers, kitchenette, and TV lounge. The unit can accommodate recreational vehicles, boats, collector cars, and other stored equipment.
Key Highlights
- 1,300 SF deeded storage condominium with a 26' x 50' footprint
- 26' peak ceiling with a 16' insulated overhead door
- Heated and fully insulated for year‑round storage
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
$13,892
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
5.15%
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%
$277,840
$277.8K
Cap Rate 7%
$198,457
$198.5K
Cap Rate 9%
$154,356
$154.4K
Market Conditions
NOI Build-Up for 1,300 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
$17.9K $13.80/SF
− Vacancy
−$1.6K −$1.23/SF
EGI
$16.3K $12.57/SF
− OpEx
−$2.5K −$1.89/SF
NOI
$13.9K $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%
$277,840
Cap Rate 7%
$198,457
Cap Rate 9%
$154,356
Alternative Uses
Best Use
Warehouse
$198.5K
$173.7K – $231.5K
NOI $13,892 @ 7.0% cap · market cap 5.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$359.0K
$314.2K – $418.9K
NOI $25,132 @ 7.0% cap · market cap 9.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
324
Businesses Nearby
Balanced
Demand for This Use
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 West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Idaho Storage Connection - Eagle Storage Units — 8785 N Horseshoe Bend Rd, Boise, ID 83714
- Storage 55 — 2835 Hill Rd, Eagle, ID 83616
Frequently Asked Questions
What type of property is this?
Warehouse - Deeded unit provides insulated storage with dedicated electrical service within a gated, secured complex.
Where is this warehouse located?
The property is located at 9049 N Horseshoe Bend Road Eagle, ID.
What is the asking price?
The asking price for this property is $269,900.
What are key features of this property?
This property features: 1,300 SF deeded storage condominium with a 26' x 50' footprint; 26' peak ceiling with a 16' insulated overhead door; Heated and fully insulated for year‑round storage
