Cottonwood Plaza
Office | 7.50% CAP | 43,142 SqFt
Marketing description
Cottonwood Plaza presents a rare opportunity to acquire a 43,142 SF multi-tenant office building in the heart of West Boise at a compelling 7.5% cap rate. Built in 2000 and currently 87% occupied, the property is home to four nationally recognized tenants — Zayo, Bartlett Roofing, Giltner Logistics, and Accel Therapies all operating under NNN leases with 3% annual rent escalations. Bartlett Roofing has notified ownership that they expect to vacate at their lease expiration of 08/31/2027. With the current NOI of $566,117 and 5,625 SF currently vacant and Bartlett Roofing’s 17,404 SF becoming available on 09/01/2027, there is meaningful vacancy that an owner-user or value-add investor could benefit from. Priced at $7,550,000 ($175/SF), Cottonwood Plaza offers an attractive opportunity for an owner-user to secure immediate occupancy with the ability to expand as Bartlett Roofing’s near-term lease expiration creates additional availability, while benefiting from current income generated by Zayo, Accel Therapies, Giltner Logistics and Bartlett Roofing (through 08/31/2027). It also suits value add investors seeking a well-located West Boise asset with stable cash flow today and meaningful upside through lease up and re tenanting of space turning over in 2027.
Located in the heart of West Boise near Emerald Street and just minutes from I-184, Cottonwood Plaza offers convenient access to Downtown Boise, the Boise Airport, and the broader Treasure Valley. The property is surrounded by a strong mix of retail, dining, and business services, with nearby national retailers and major employment hubs supporting the area’s continued growth and demand.
Investment highlights
- 7.5% cap rate with $566,117 in-place NOI on a $7,550,000 price, offering immediate, stable cash flow in today’s market.
- 87% leased to established, credit-quality tenants including Zayo, Bartlett Roofing, Giltner Logistics, and Accel Therapies, all on NNN leases with 3% annual increases.
- Currently 5,625 SF (13%) of vacant space. Bartlett Homes & Roofing (17,404 SF or 40.3% rentable area) has a lease expiration of 08/31/27 and has indicated an intent to vacate at expiration, creating a significant future occupancy opportunity for an owner-user or lease-up opportunity for a value-add investor.
- Prime West Boise location along a highly active corridor with strong demographics, visibility, and proximity to major employers and retail.
- Robust building infrastructure including a 645 kW Generac emergency generator (3-phase, 277/480V) and 2,500A main electrical service, supporting high-demand users and enhancing long-term operational reliability
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