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    Boise Duplex: Investment Opportunity Title is generated by Realmo AI

    1514/1516 S Manitou Ave, Boise, ID 83706

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    For Sale
    $905,000

    MULTI_FAMILY - Boise, ID

    Property size:
    2,472 SF
    Price / SF:
    $366/SF
    Added:
    May 27, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 1 at 4:06 pm

    Property Features for 1514/1516 S Manitou Ave

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    4
    Bathrooms
    6
    Rooms
    Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 2, Bathroom 4, Bathroom 6, Bedroom 2, Bathroom 5, Bathroom 3, Bedroom 1
    Parking
    4
    Appliances
    Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units)
    Standard status
    Active
    APN
    R1955001322
    Size
    2,472 SF

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Par #1322 Of Lots 23-25 N Of Ditch Blk 20 Dundee 1
    Tax Annual Amount
    6854

    Utilities

    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air

    Building Details

    Year built
    2006
    Number of units
    2
    Building materials
    Frame
    Roof type
    Composition

    We can help!

    Listing Contact
    Donna Wade
    Donna Wade

    Listing agent Donna Wade License #SP44921

    Listing office Silvercreek Realty Group 1099 S. Wells, Meridian, ID

    Listing date May 27, 2026

    MLS# 98987927 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

    • Strong investment opportunity with both units tenant‑occupied on signed one‑year leases for immediate income.
    • Each unit features 2 bedrooms and 2.5 bathrooms with approximately 1,236 square feet.
    • Ideally situated near Boise State University, downtown Boise, the Greenbelt, and multiple parks.
    • Updates including flooring, appliances, and more in 2025.
    • Detached single‑car garages plus additional off‑street parking.
    • Private outdoor spaces for each unit.

    Overview

    Located in Boise, this duplex presents an investment opportunity, with both units currently tenant-occupied under signed one-year leases. Each unit includes 2 bedrooms, 2.5 bathrooms, and approximately 1,236 square feet of living space, featuring functional open-concept layouts and private bedroom suites upstairs. Updates to flooring and appliances are planned for 2025. The property includes detached single-car garages and additional off-street parking. Private outdoor spaces are also included. The property is situated near Boise State University, downtown Boise, the Greenbelt, and multiple parks, with access to shopping, dining, and commuter routes. This property is located in a desirable rental location.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Daycare Center 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
    -116.1982725
    Latitude
    43.5938125

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    FAQs

    What type of property is this?
    Duplex - Well-maintained Boise duplex with tenant-occupied units and updates planned.
    Where is this duplex located?
    The property is located at 1514/1516 S Manitou Ave Boise, ID.
    What is the asking price?
    The asking price for this property is $905,000.
    What are key features of this property?
    This property features: Strong investment opportunity with both units tenant‑occupied on signed one‑year leases for immediate income.; Each unit features 2 bedrooms and 2.5 bathrooms with approximately 1,236 square feet.; Ideally situated near Boise State University, downtown Boise, the Greenbelt, and multiple parks.
    (208) 724-5373
    We can help!
    Listing Contact
    Donna Wade
    Donna Wade
    Real Estate License ID: SP44921
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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.

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    1514/1516 S Manitou Ave, Boise, ID 83706
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