Office Owner-User or Value-Add Investment | Cottonwood Plaza

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.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.