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    New Townhomes Near Downtown Boise Title is generated by Realmo AI

    118 E Pennsylvania St, Boise, ID 83706

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    For Sale
    $539,000

    MULTI_FAMILY - Boise, ID

    Property size:
    1,766 SF
    Lot size:
    0.02 Acres
    Price / SF:
    $305/SF
    Added:
    Nov 26, 2025
    Days on Market:
    189
    Last Refresh:
    Jun 3 at 3:06 pm

    Property Features for 118 E Pennsylvania St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Property condition
    Under Construction
    Bedrooms
    4
    Bathrooms
    3
    Rooms
    Bedroom 3, Bathroom 2, Bedroom 1, Bedroom 4, Bathroom 1, Bedroom 2, Bathroom 3
    Parking
    2
    Interior features
    Walk In Shower
    Appliances
    Stove/Range (All Units)
    Standard status
    Active
    APN
    R7533300420
    Size
    1,766 SF
    Lot size
    0.02 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    Lot 21 Blk 01 Rockview Sub
    Tax Annual Amount
    988

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    2025
    Number of units
    1
    Building materials
    Frame, Masonry, Stucco, HardiPlank Type
    Roof type
    Composition

    We can help!

    Listing Contact
    Arrow Tallman

    Listing agent Arrow Tallman License #SP42029

    Listing office Keller Williams Realty Boise 1065 S Allante, Boise, ID

    Listing date Nov 26, 2025

    MLS# 98968560 Listing URL

    Copyright © 2026 Intermountain Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime location near downtown Boise, Greenbelt, and parks.
    • Ideal for long‑term or short‑term rental income.
    • Newly built, low‑maintenance townhomes.
    • Modern design with elevated finishes and expansive windows.
    • Flexible floor plan with indoor/outdoor spaces and oversized 2‑car garage.
    • High‑end materials and luxurious primary bath.

    Overview

    This residential income property, located near downtown Boise, features newly built, low-maintenance townhomes. The location provides convenient access to the Greenbelt, parks, and downtown amenities. The property is suitable for both long-term and short-term rentals. These modern, vertically designed homes feature efficient floor plans, elevated finishes, and bright, open living spaces with expansive windows. Each unit includes indoor and outdoor spaces. The main level provides a flexible bedroom or office space and direct access to an oversized 2-car garage with storage options. The second level features an open-concept kitchen, dining, and living area with 10' ceilings. The third floor hosts the primary suite and additional bedrooms. The property has a luxurious primary bath, high-end materials, and thoughtful design. The property size is 1766 square feet and the lot size is 0.02 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Single family properties

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boise
    County
    Ada
    State
    Idaho
    Longitude
    -116.1825349
    Latitude
    43.5862928

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    FAQs

    What type of property is this?
    Residential income property - Modern townhomes with rental potential near Boise's Greenbelt and downtown.
    Where is this residential income property located?
    The property is located at 118 E Pennsylvania St Boise, ID.
    What is the asking price?
    The asking price for this property is $539,000.
    What are key features of this property?
    This property features: Prime location near downtown Boise, Greenbelt, and parks.; Ideal for long‑term or short‑term rental income.; Newly built, low‑maintenance townhomes.
    (208) 340-9277
    We can help!
    Listing Contact
    Arrow Tallman
    Real Estate License ID: SP42029
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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