A by-right luxury memory care campus opportunity — residential-scale care, on ground where the large-format competition cannot follow.
Idaho's population aged sixty-five and over is projected to grow more than thirty percent by 2031 — against a senior-housing construction pipeline that recently touched a thirteen-year low.
The Treasure Valley's memory care market remains fragmented among regional operators, with no true luxury small-format tier established. The demographic curve is not a forecast; it is arithmetic already resident in the population.
The highest-return segment of that market — private-pay, residential-scale luxury memory care — is also its most supply-constrained, because the format depends on a physical asset that almost never exists: a large, fully single-level residence on private acreage, in a setting families aspire to rather than settle for. That asset is what this offering is.
Residential care conversions typically die on stairs, corridors, and bathrooms. Here, all 8,959± square feet sit on a single level around a skylit central atrium — natural orientation and daylight at the heart of the plan, wide circulation, dual primary suites, two full kitchens, and a walled, gated perimeter with mature gardens. The 864 square-foot guest house provides the caregiver residence the small-home model is built around.
Under Idaho Code §§ 67-6531 and 67-6532, a supervised group residence of eight or fewer persons must be treated as a single-family dwelling — no conditional use permit, no variance, no public hearing.
Boise's current Table of Allowed Uses implements this directly, and Idaho imposes no certificate-of-need gate on market entry. The first phase of the campus opens on building permits and state licensure alone.
The same table prohibits consolidated Assisted Living, Continuing Care, and Nursing facilities in this district entirely — by right or by conditional use. That is not a limitation on this plan; it is its protection. Scale is achieved the way the statute intends: multiple residences across the property's three underlying platted lots, up to twenty-four licensed beds by right — while no competitor can ever entitle a larger institutional facility on comparable ground. All determinations subject to buyer verification; the written verification record is part of the diligence package.
Legal references: Idaho Code §§ 67-6531, 67-6532; Boise City Code Title 11, Table 11-03.1, as amended through Ord. 25-25 (June 24, 2025). Strategic description, not legal advice; buyer to verify with the City of Boise.
The offering conveys the complete intellectual foundation of the concept: the confidential offering memorandum, the market prospectus, the parcel-specific zoning and licensing analysis with its citation-anchored verification log, and the phased development framework across the three lots. The financial materials — rate architecture, phased economics, and the full development model — are confidential and released only under NDA.
Qualified parties receive the confidentiality agreement by email; the Vision II data room opens on execution.
Under Idaho Code §§ 67-6531 and 67-6532, a supervised group residence of eight or fewer persons — including elderly persons with disabilities such as dementia — must be treated as a single-family dwelling for zoning purposes, and Boise's Table of Allowed Uses lists the corresponding small group home use as allowed in this district. Buyer to verify; a written Zoning Verification Letter is part of the diligence package.
Consolidated Assisted Living, Continuing Care, and Convalescent/Nursing use classifications are not available in this district by right or by conditional use permit — availability first appears in higher-intensity zones. That prohibition is the offering's structural moat: no competitor can entitle a larger institutional facility on comparable East End ground, while this property's three-lot plat supports a residential-scale campus. Buyer to verify.
No. Idaho imposes no certificate-of-need requirement; market entry is governed by state licensure rather than a state-administered needs determination.
The complete Vision II documentation set — the confidential offering memorandum, the market prospectus, the parcel-specific regulatory analysis with its citation-anchored verification log, and the phased development framework — released to qualified parties on execution of a confidentiality agreement.
A one-of-a-kind private luxury residential estate in the East Boise foothills — lived as it stands, as a private, secure family compound of singular scale and provenance.
The open vision — estate book on requestVision IIA luxury memory care campus conversion and development opportunity built on Idaho's residential-scale, by-right care framework.
Offering materials under NDAVision IIIA luxury behavioral wellness retreat conversion and development opportunity — boutique clinical hospitality in a setting no competitor can replicate.
Offering materials under NDA