401 Front St

Investment Overview

401 W Front Street presents a rare opportunity to acquire a Class A office investment in the heart of Downtown Boise, offered below replacement cost and anchored by institutional-grade tenancy including Microsoft and LPL Financial. The offering consists of 40,491 square feet across three floors within an 80,478-square-foot building built in 2007, currently 100% occupied. The property generates $710,693 in actual NOI, offering a 6.5% cap rate at the reduced $10,900,000 asking price, and features professionally built-out suites, staggered lease expirations, and diversified industry tenancy supporting long-term income stability.

Investment Highlights

• Professionally built-out floors with quality finishes and flexible layouts.
• Offered below replacement cost, providing immediate value to investors.
• Diverse tenant mix across industries supports long-term occupancy stability.
• Direct access to parking lot enhances tenant convenience and leasing appeal.
• Staggered lease expirations reduce rollover risk and maintain consistent cash flow.
• Microsoft recently committed $1.5 million toward significant improvements to their space.
• Parking income adds stable, diversified revenue with the option to completely redevelop the lot.
• Microsoft and LPL Financial are two publicly traded companies, providing institutional-grade income security.