Heated Storage Condo with RV
New
For Sale
$269,900
9049 N Horseshoe Bend Road Unit 415, Eagle, ID 83714
Deeded, insulated storage space offers year-round utility connections, controlled entry, and access to shared complex amenities.
Property Size1,300 SF
Price / SF$207.62
Days on Market4
Property Features for 9049 N Horseshoe Bend Road Unit 415
General Information
Standard status
Active
Size
1,300 SF
Property subtype
Commercial
Site & Location
Fenced Yard
Yes
Utilities to Site
Yes
Additional Details
Drive-In Doors
1
Amenities
30-amp RV hookup
multiple 120V outlets
cable/TV hookup
dedicated electrical panel
keypad entry
separate man door
water spigot
gated
fully fenced complex
RFID/key fob access
24-hour video surveillance
wide drive lanes
RV washout station
clubhouse with restrooms, showers, kitchenette, TV lounge
Lot Size Units: Acres
Tax Legal Description: Unit 65 Bldg 06 Fifty Five Storage Condo
Cooling YN: t
Heating: Electric, Heating YN: t
Business Type: Industrial, Listing Id: 98999508, Listing Service: Full Service, Listing Terms: Cash, Conventional, FHA, VA Loan, List Price: 269900, Mls Status: Back on Market, Standard Status: Active
Above Grade Finished Area Units: Square Feet, Below Grade Finished Area Units: Square Feet, Building Area Total: 1300, Building Area Units: Square Feet, Building Name: Storage Unit 415, Construction Materials: Steel Siding, Living Area: 1300, Living Area Units: Square Feet
City: Eagle, Coordinates: -116.31609691, 43.69001191, Country: US, County Or Parish: Ada, 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., Latitude: 43.69001191, Longitude: -116.31609691, Postal Code: 83714, State Or Province: ID, Street Dir Prefix: N, Street Name: Horseshoe Bend Road, Street Number: 9049, Street Number Numeric: 9049, Unit Number: 415, Unparsed Address: 9049 N Horseshoe Bend Road # 415, Eagle ID 83714
Farm Land Area Units: Square Feet, Leasable Area: 1300, Leasable Area Units: Square Feet, Parcel Number: R2817830660, Possible Use: Industrial Suitable(Warehouse), Property Type: Commercial Sale, Road Surface Type: Paved
Listing Agency:
Amherst Madison
(208) 391-2391
Listed By:
Matt Bauscher · License #SP40991
(208) 330-8515
Source:
Thgboise
Added: Sep 2
Changed: Sep 4
Last Checked: Sep 4 at 2:59PM
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 Amherst Madison
Investment Insights
Based on property information with market context.
Unit 415 is a deeded storage condo with 1,300 SF of heated, fully insulated space, a 26' x 50' footprint, and a 26' peak ceiling. The unit includes a 16' insulated overhead door, separate man door, epoxy flooring, shop lighting, a large ceiling fan, dedicated electrical panel, 30-amp RV hookup, multiple 120V outlets, cable/TV hookup, and an exterior water spigot. The configuration accommodates a Class A motorhome, fifth wheel, boat, collector cars, recreational equipment, or garage use.
The gated and fully fenced complex provides RFID/key fob entry, 24-hour video surveillance, and wide drive lanes. Shared amenities include an RV washout station, clubhouse, restrooms, showers, kitchenette, and TV lounge. No current special assessments are reported, and the owner is to install a brand new mini split.
The gated and fully fenced complex provides RFID/key fob entry, 24-hour video surveillance, and wide drive lanes. Shared amenities include an RV washout station, clubhouse, restrooms, showers, kitchenette, and TV lounge. No current special assessments are reported, and the owner is to install a brand new mini split.
Key Highlights
- 1,300 SF deeded storage condo with a 26' x 50' footprint
- 26' peak ceiling and 16' insulated overhead door
- Heated and fully insulated for year‑round use
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
Self Storage
$176.0K
$154.0K – $205.3K
NOI $12,318 @ 7.0% cap · market cap 4.56%
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
Current Use
Lease Details
1
Drive-in doors
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
378
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 West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Deeded, insulated storage space offers year-round utility connections, controlled entry, and access to shared complex amenities.
Where is this self storage facility located?
The property is located at 9049 N Horseshoe Bend Road Unit 415 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 condo with a 26' x 50' footprint; 26' peak ceiling and 16' insulated overhead door; Heated and fully insulated for year‑round use
