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Property profile & analytics
OFF-MARKET
Commercial real estate
1220 State St, Boise, ID 83702-5322
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US27-0057738
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1937
Total area
1,622 SF
Lot
0.14 ac (6,098 SF)
Zoning code
PCDD
APN
R1013004736
UPID
US27-0057738
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Soft Landing LLC · 1 yrs held
Soft Landing LLC
since 2025
7 recorded transactions
Zoning & alternative use
PCDD · Boise, ID
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Boise submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boise submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$5,477
Tax year 2022
Assessed value
$767,500
Assessed 2023
Previous assessed
$1,535,000
-50.0% YoY
Effective rate
0.71%
On assessed value
Assessed land
$301,900
Assessed improvement
$465,600
Land market value
$301,900
Improvement market value
$465,600
Total market value
$767,500
Applied tax rate
326.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1937
Heating
NONE
Stories
1
Total area
1,622 SF
Lot
0.14 ac (6,098 SF)
Zoning code
PCDD
APN
R1013004736
UPID
US27-0057738
Jurisdiction
ADA
Zoning & alternative use
PCDD · Boise, ID
Zoning PCDD · permitted uses
PCDD · Boise, ID
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Boise. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1937
Heating
NONE
Stories
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Soft Landing LLC
Entity
Mailing address
2424 W SPG MTN DR, BOISE, ID 83702-0667
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2025
—
Soft Landing LLC
Hazel Landings LLC
Deed
$466,000 · Panhandle Area Council
Aug 27, 2024
—
Hazel Landings LLC
—
Deed
related
$1,262,853 · Bank Of Idaho
Sep 15, 2023
—
Hazel Landings LLC
Richter University Avenue LLC
Warranty Deed
$500,000 · Bank Of Idaho
Aug 31, 2020
—
Richter University Avenue LLC
James F Browne
Warranty Deed
related
—
Dec 22, 2011
—
James F Browne
Hawkes,william
Warranty Deed
$157,191 · Dl Evans Bank
Feb 24, 2010
—
William Hawkes
Hawkes,nancy E
Quit Claim Deed
related
—
Feb 4, 2010
—
Allan Marsh
Curtis Nan M
Grant Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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