Office Building with Backup
For Sale
$6,536,000
9390 W Golden Trout St, Boise, ID 83704
Open-plan workspace with substantial electrical capacity and on-site parking.
Property Size34,000 SF
Days on Market108
Property Features for 9390 W Golden Trout St
General Information
Standard status
Active
Size
34,000 SF
Property subtype
Office
Amenities
Back-Up Power
Abundant Power Capacity
Building Details
Building Size
34,000 SF
Listing Agency:
TOK Commercial
(208) 947-0835
Listed By:
Mike Greene, SIOR, CCIM · License #SP44833
Source:
Tokcommercial
Added: May 14
Changed: Aug 29
Last Checked: Aug 29 at 1:02PM
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 TOK Commercial
Investment Insights
Based on property information with market context.
Located at 9390 W Golden Trout St in Boise, this office building provides an open-plan interior that can be configured for collaborative work, operational functions, and changing business requirements. The layout is designed to make efficient use of the available workspace while supporting adaptable occupancy planning.
The property includes on-site parking for employees and visitors, along with a 500 kW generator and UPS system for power continuity during outages. Substantial electrical infrastructure supports power-intensive operations, specialized equipment, and future expansion of electrical demand. Its setting within an industrial and flex corridor adds context for office users with operational needs.
The property includes on-site parking for employees and visitors, along with a 500 kW generator and UPS system for power continuity during outages. Substantial electrical infrastructure supports power-intensive operations, specialized equipment, and future expansion of electrical demand. Its setting within an industrial and flex corridor adds context for office users with operational needs.
Key Highlights
- 500 kW generator paired with a UPS system
- Open office layout designed for adaptable workspace planning
- Substantial electrical infrastructure for power‑intensive operations and specialized equipment
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
$460,530
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
7.05%
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%
$9,210,600
$9.2M
Cap Rate 7%
$6,579,000
$6.6M
Cap Rate 9%
$5,117,000
$5.1M
Market Conditions
NOI Build-Up for 34,000 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
$714.0K $21.00/SF
− Vacancy
−$100.0K −$2.94/SF
EGI
$614.0K $18.06/SF
− OpEx
−$153.5K −$4.52/SF
NOI
$460.5K $13.54/SF
Area
Ada County, ID
Vacancy
14.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$9,210,600
Cap Rate 7%
$6,579,000
Cap Rate 9%
$5,117,000
Alternative Uses
Best Use
Office B
$6.58M
$5.76M – $7.68M
NOI $460,530 @ 7.0% cap · market cap 7.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.39M
$8.22M – $10.95M
NOI $657,288 @ 7.0% cap · market cap 10.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
795
Businesses Nearby
Explore this area
Business Placement
Demographics for 83704, ID
42,430
Population
17,776
Households
2.4
Avg Household Size
37
Median Age
32%
College-Educated
92%
High-School Grad
8.8 sq mi
ZIP Area
4,822
Density / Sq Mi
$70,806
Median Household Income
$37,201
Median Earnings
$1,363
Median Rent
$354,400
Median Home Value
Market
Vacancy Rate% for Office in Boise, ID
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Open-plan workspace with substantial electrical capacity and on-site parking.
Where is this office building located?
The property is located at 9390 W Golden Trout St Boise, ID.
What is the asking price?
The asking price for this property is $6,536,000.
What are key features of this property?
This property features: 500 kW generator paired with a UPS system; Open office layout designed for adaptable workspace planning; Substantial electrical infrastructure for power‑intensive operations and specialized equipment
