Renovated Class B Office
For Sale
$1,397,000
Pending
991 S Allante Pl, Boise, ID 83709
Commercial Sale, Boise, ID
Property Size3,000 SF
Lot Size0.30 Acres
Days on Market349
Property Features for 991 S Allante Pl
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C-3D/DA
Parking
18
Lot features
10000 S F - .49 Acre
Directions
From Overland Rd. go North on Maple Grove. East onto W. Hackamore Dr. North on Allante Pl./Eagle Flight Dr. Property will be on the West through the parking lot.
Standard status
Pending
APN
R1343840020/
Size
3,000 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Description
LOT 26 BLK 01 CENTURYLANDMARK CENTER NO 07
Tax Annual Amount
6186
Legal Description
LOT 26 BLK 01 CENTURYLANDMARK CENTER NO 07
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
2005
Floors in Building
1
Flooring type
Concrete
Building materials
Frame, Stucco, Wood Siding
Roof type
Tile
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Chase Craig · License #SP32442
(208) 284-0829
Added: Sep 30, 2025
Changed: Sep 13
Last Checked: Sep 13 at 7:06PM
MLS# 98963296
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.
Located at 991 S Allante Pl in Boise, this Class B office building contains 3,000 square feet on a 0.3-acre parcel. The property was built in 2005 and has been fully renovated, combining a practical office layout with concrete flooring and a tile roof.
Building systems include natural gas and forced-air heating along with central air conditioning. Construction incorporates frame, stucco, and wood siding materials. The asset is 100% leased and reports a 6.95% cap rate. Its Boise location places the property within the Southwest Boise market identified in the listing information.
Building systems include natural gas and forced-air heating along with central air conditioning. Construction incorporates frame, stucco, and wood siding materials. The asset is 100% leased and reports a 6.95% cap rate. Its Boise location places the property within the Southwest Boise market identified in the listing information.
Key Highlights
- 3,000 SF Class B office building
- Fully renovated office property on a 0.3‑acre lot
- 100% leased to a performing tenant
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
$40,635
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
2.91%
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%
$812,700
$812.7K
Cap Rate 7%
$580,500
$580.5K
Cap Rate 9%
$451,500
$451.5K
Market Conditions
NOI Build-Up for 3,000 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
$63.0K $21.00/SF
− Vacancy
−$8.8K −$2.94/SF
EGI
$54.2K $18.06/SF
− OpEx
−$13.5K −$4.52/SF
NOI
$40.6K $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%
$812,700
Cap Rate 7%
$580,500
Cap Rate 9%
$451,500
Alternative Uses
Best Use
Office B
$580.5K
$507.9K – $677.3K
NOI $40,635 @ 7.0% cap · market cap 2.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$828.5K
$725.0K – $966.6K
NOI $57,996 @ 7.0% cap · market cap 4.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
935
Businesses Nearby
Explore this area
Business Placement
Demographics for 83709, ID
59,461
Population
22,262
Households
2.7
Avg Household Size
38
Median Age
37%
College-Educated
96%
High-School Grad
33.7 sq mi
ZIP Area
1,764
Density / Sq Mi
$88,893
Median Household Income
$48,981
Median Earnings
$1,743
Median Rent
$440,700
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 Office in Boise, ID
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Frequently Asked Questions
What type of property is this?
Office building - Fully renovated office property with central air, forced-air heating, and 100% leased occupancy.
Where is this office building located?
The property is located at 991 S Allante Pl Boise, ID.
What is the asking price?
The asking price for this property is $1,397,000.
What are key features of this property?
This property features: 3,000 SF Class B office building; Fully renovated office property on a 0.3‑acre lot; 100% leased to a performing tenant
