Duplex with Detached
For Sale
$300,000
120 9th Avenue N, Buhl, ID 83316
Residential Income, Buhl, ID
Property Size3,156 SF
Lot Size0.23 Acres
Price / SF$95.06
Days on Market462
Property Features for 120 9th Avenue N
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 5, Bedroom 2, Bathroom 1, Bedroom 1, Bedroom 4, Bedroom 6, Bathroom 2
Parking
4
Parking features
Garage, Driveway
Appliances
Disposal (No Units), Stove/Range (Some Units), Refrigerator (No Units), Washer/Dryer (No Units)
Subdivision
Buhl Townsite
Lot features
Standard Lot 6000-9999 S F
Elementary school
Popplewell
Middle school
Buhl
High school
Buhl
Elementary school district
Buhl Joint School District #412
Middle school district
Buhl Joint School District #412
High school district
Buhl Joint School District #412
Directions
US-30 W - Broadway Ave. S. turn right onto Walnut St. left onto 9th Ave. S
Standard status
Active
APN
RPB7241068015A
Size
3,156 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Buhl Townsite Amd E 10 Lot 15; Lots 16 Thru 18 Block 68 (36-9-14)
Tax Annual Amount
1232
Legal Description
Buhl Townsite Amd E 10 Lot 15; Lots 16 Thru 18 Block 68 (36-9-14)
Utilities
Heating system
Oil, Forced Air, Natural Gas
Building Details
Year built
1941
Number of units
2
Building materials
Insulation, Frame, Wood Siding
Roof type
Composition, Tile
Listing Agency:
Lezamiz Real Estate Co.
(208) 734-7007
Listed By:
Sid Lezamiz · License #DB16358
(208) 733-5900
Added: Jun 4, 2025
Changed: Sep 5
Last Checked: Sep 8 at 1:06PM
MLS# 98949667
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.
Investment Insights
Based on property information with market context.
This 3,156-square-foot duplex contains two separate residential units on a 0.23-acre parcel. The south unit is vacant and offers three bedrooms with a half bath, while the north unit is occupied and includes three bedrooms, one bath, and an upper studio area with an unfinished bathroom. Both units feature luxury vinyl plank flooring, and the building includes separate basement areas.
A detached 36-by-20-foot workshop adds substantial utility beyond the residential space. The insulated structure has gas heat, 220 power, and garage door access, and is currently configured for woodworking. The property also includes garage and driveway parking, wood siding, and a combination tile and composition roof.
The property is zoned B-1 Central Business District. City guidance limits the site to two single-family dwellings or two commercial uses, providing a defined framework for future occupancy and use.
A detached 36-by-20-foot workshop adds substantial utility beyond the residential space. The insulated structure has gas heat, 220 power, and garage door access, and is currently configured for woodworking. The property also includes garage and driveway parking, wood siding, and a combination tile and composition roof.
The property is zoned B-1 Central Business District. City guidance limits the site to two single-family dwellings or two commercial uses, providing a defined framework for future occupancy and use.
Key Highlights
- 3,156‑square‑foot duplex on a 0.23‑acre parcel
- Two separate residential units; south unit is vacant and north unit is tenant occupied
- North unit includes an upper studio area with an unfinished bathroom
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$26,195
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.73%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$523,900
$523.9K
Cap Rate 7%
$374,214
$374.2K
Cap Rate 9%
$291,056
$291.1K
Market Conditions
NOI Build-Up for 3,156 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$49.6K $15.72/SF
− Vacancy
−$2.0K −$0.63/SF
EGI
$47.6K $15.09/SF
− OpEx
−$21.4K −$6.79/SF
NOI
$26.2K $8.30/SF
Area
Twin Falls County, ID
Vacancy
4.00%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$523,900
Cap Rate 7%
$374,214
Cap Rate 9%
$291,056
Alternative Uses
Best Use
Multifamily LT 5
$415.9K
$363.9K – $485.3K
NOI $29,115 @ 7.0% cap · market cap 9.71%
Second Best
Apartment 5plus
$374.2K
$327.4K – $436.6K
NOI $26,195 @ 7.0% cap · market cap 8.73%
Theoretical Best
Specialty Retail
$724.0K
$633.5K – $844.7K
NOI $50,680 @ 7.0% cap · market cap 16.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
50%
Occupancy
Single-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
374
Businesses Nearby
Explore this area
Business Placement
Demographics for 83316, ID
10,295
Population
4,279
Households
2.4
Avg Household Size
41
Median Age
21%
College-Educated
83%
High-School Grad
293.2 sq mi
ZIP Area
35
Density / Sq Mi
$61,378
Median Household Income
$36,541
Median Earnings
$825
Median Rent
$248,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units include separate basement areas, central air, and flexible bonus space.
Where is this duplex located?
The property is located at 120 9th Avenue N Buhl, ID.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 3,156‑square‑foot duplex on a 0.23‑acre parcel; Two separate residential units; south unit is vacant and north unit is tenant occupied; North unit includes an upper studio area with an unfinished bathroom
