Four-Unit Quadplex with Private
For Sale
$965,000
Pending
1805 E Overland Rd. Building 40, Meridian, ID 83642
Residential Income, Meridian, ID
Property Size3,380 SF
Lot Size0.10 Acres
Days on Market47
Property Features for 1805 E Overland Rd. Building 40
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
L-O
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 8, Bedroom 3, Bathroom 4, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 7, Bedroom 6, Bedroom 2, Bedroom 4, Bedroom 1, Bedroom 5
Parking
4
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
Sagecrest
Lot features
Small Lot 5999 S F, Sidewalks
Elementary school
Pepperridge
Middle school
Lewis and Clark
High school
Mountain View
Elementary school district
West Ada School District
Middle school district
West Ada School District
High school district
West Ada School District
Directions
From Eagle Rd. West onto Overland Rd. South onto S. Millennium Way. Take the first right and follow the road. Building 40 will be on your right.
Standard status
Pending
APN
R7689250520
Size
3,380 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 52 BLK 01 SAGECREST SUB
Tax Annual Amount
6107
HOA Fee
$300 Monthly
Legal Description
LOT 52 BLK 01 SAGECREST SUB
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Amenities
clubhouse
pool
fitness center
playground
in-unit washer/dryer
dishwasher
microwave
refrigerator
central air conditioning
private patio/balcony
extra storage
Building Details
Year built
2005
Number of units
4
Building materials
Frame, Stucco
Roof type
Composition
Listing Agency:
KW Commercial · Keller Williams Realty
(208) 475-1313
Listed By:
Tricia Callies · License #AB18477
(208) 412-4771
Added: Jul 20
Changed: Sep 2
Last Checked: Sep 4 at 12:06PM
MLS# 98994559
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 2005 quadplex contains four residential units within 3,380 square feet on a 0.1-acre lot. Each residence offers a functional split-bedroom layout, full-size side-by-side washer and dryer, dishwasher, microwave, refrigerator, central air conditioning, and a private patio or balcony with additional storage. Frame and stucco construction, forced-air natural gas heating, and a composition roof complete the building’s core improvements.
The property is located in the Sagecrest community in Meridian, with access to I-84 and Eagle Road as well as South Meridian shopping, dining, and entertainment. Shared community amenities include a furnished clubhouse, seasonal pool, 24-hour fitness center, and playground. The address identifies the property in Meridian, Ada County, Idaho.
The property is located in the Sagecrest community in Meridian, with access to I-84 and Eagle Road as well as South Meridian shopping, dining, and entertainment. Shared community amenities include a furnished clubhouse, seasonal pool, 24-hour fitness center, and playground. The address identifies the property in Meridian, Ada County, Idaho.
Key Highlights
- Four‑unit quadplex with 3,380 square feet of building area
- Built in 2005 on a 0.1‑acre lot
- Split‑bedroom floor plans with private patios or balconies and extra storage
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
$36,719
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
3.81%
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%
$734,380
$734.4K
Cap Rate 7%
$524,557
$524.6K
Cap Rate 9%
$407,989
$408.0K
Market Conditions
NOI Build-Up for 3,380 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
$54.8K $16.20/SF
− Vacancy
−$2.3K −$0.68/SF
EGI
$52.5K $15.52/SF
− OpEx
−$15.7K −$4.66/SF
NOI
$36.7K $10.86/SF
Area
Meridian, ID
Vacancy
4.20%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
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%
$734,380
Cap Rate 7%
$524,557
Cap Rate 9%
$407,989
Alternative Uses
Best Use
Multifamily LT 5
$524.6K
$459.0K – $612.0K
NOI $36,719 @ 7.0% cap · market cap 3.81%
Second Best
Apartment 5plus
$484.4K
$423.8K – $565.1K
NOI $33,907 @ 7.0% cap · market cap 3.51%
Theoretical Best
Office A
$892.0K
$780.5K – $1.04M
NOI $62,438 @ 7.0% cap · market cap 6.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,056
Businesses Nearby
Explore this area
Business Placement
Demographics for 83642, ID
55,465
Population
22,700
Households
2.4
Avg Household Size
35
Median Age
44%
College-Educated
95%
High-School Grad
41.5 sq mi
ZIP Area
1,337
Density / Sq Mi
$96,361
Median Household Income
$45,824
Median Earnings
$1,629
Median Rent
$492,300
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?
Quadplex - Four residential units feature split layouts, in-unit laundry, kitchen appliances, central air, and private outdoor space.
Where is this quadplex located?
The property is located at 1805 E Overland Rd. Building 40 Meridian, ID.
What is the asking price?
The asking price for this property is $965,000.
What are key features of this property?
This property features: Four‑unit quadplex with 3,380 square feet of building area; Built in 2005 on a 0.1‑acre lot; Split‑bedroom floor plans with private patios or balconies and extra storage
