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    Expanding Industrial Park Build-to-Suit Options Title is generated by Realmo AI

    Eisenman Road, Boise, ID 83716

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    Expanding industrial park with build-to-suit options available for lease.

    Type:Industrial
    Added:
    Nov 21, 2025
    Days on Market:
    181
    Last Refresh:
    Apr 6 at 1:05 am

    Property Features for Eisenman Road

    General Information

    Standard status
    Active
    Property subtype
    Industrial

    Properties For Sale

    at Eisenman Road Contact us

    We can help!

    Listing Contact
    Devin Pierce, SIOR

    Listing agent Devin Pierce, SIOR

    Listing office

    Listing date Nov 21, 2025

    Source Tokcommercial

    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 Devin Pierce, SIOR

    HighLights

    • Strategic location directly off I‑84, providing easy access via two interchanges.
    • Build‑to‑suit options from 50,000 to 700,000 SF, accommodating future growth.
    • Utilities are ready to service each parcel.
    • Developed by The Boyer Company, a premier real estate development company.
    • Proximity to Boise Airport (8 minutes) and Downtown Boise (14 minutes).
    • 5 minutes from Micron and its new $16+ billion expansion.

    Overview

    Boise Gateway Industrial Park is a 159-acre site that includes three fully leased industrial buildings, a build-to-suit distribution facility totaling over 600,000 square feet, and a fourth industrial building of over 71,208 square feet currently under construction, with delivery expected by Q1 of 2026. Build-to-suit sites are available for immediate development, with utilities to the site. Potential building sizes range from 50,000 to 700,000 square feet. The project allows users to build industrial space tailored to their needs. Developed by The Boyer Company, the park offers a strategic location directly off I-84. The location is between two freeway exits, approximately eight minutes from the Boise Airport, and fourteen minutes from Downtown Boise. The industrial park is located at the intersection of Eisenman Road and Freight Street. All utilities are ready to service each parcel. Outdoor storage and yard space are permitted. The location is approximately 5 minutes from Micron and its new 16+ billion dollar expansion. The location provides easy access via two I-84 interchanges. Flexible parcel sizing is available. State-of-the-art building designs maximize bay depths, clear heights, and natural lighting. Options are available to accommodate future tenant growth.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Distribution centers

    Map

    City
    Boise
    County
    Ada
    State
    Idaho
    Longitude
    -116.164
    Latitude
    43.5439

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    FAQs

    What type of property is this?
    Distribution center - Expanding industrial park with build-to-suit options available for lease.
    Where is this distribution center located?
    The property is located at Eisenman Road Boise, ID.
    What are key features of this property?
    This property features: Strategic location directly off I‑84, providing easy access via two interchanges.; Build‑to‑suit options from 50,000 to 700,000 SF, accommodating future growth.; Utilities are ready to service each parcel.
    (208) 947-0850
    We can help!
    Listing Contact
    Devin Pierce, SIOR
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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