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    Luxury Condominium Under Construction Title is generated by Realmo AI

    2312 S Broadway Ave #a103, Boise, ID 83706

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    For Sale
    $399,000

    MULTI_FAMILY - Boise, ID

    Property size:
    965 SF
    Price / SF:
    $413/SF
    Added:
    Apr 8, 2026
    Days on Market:
    57
    Last Refresh:
    Jun 3 at 3:06 pm

    Property Features for 2312 S Broadway Ave #a103

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Property condition
    Under Construction
    Bedrooms
    1
    Bathrooms
    1
    Rooms
    Bathroom 1, Bedroom 1
    Parking
    1
    Parking features
    Carport
    Appliances
    Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
    Standard status
    Active
    APN
    R3581220070
    Size
    965 SF

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    To be finalized with condo map currently under review
    Tax Annual Amount
    400

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    2026
    Number of units
    1
    Building materials
    Masonry, Stucco
    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 Apr 8, 2026

    MLS# 98981137 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

    • New Downtown Boise Condominium Community (Under Construction, Completion by End of April)
    • $14,500 Builder Concession
    • Single‑Level Luxury Flats with Sophisticated Finishes and Quartz Countertops
    • Included Stainless Steel GE Appliances and In‑Unit Laundry Hookups
    • Central Courtyard with Outdoor Grilling Area
    • EV Charging Stations, Pet Exercise Spaces, and Covered Bike Shelter

    Overview

    Experience luxury living at The Ivywild, a downtown Boise condominium community under construction. The first homes are slated for completion by the end of April. This community showcases two three-story buildings, each offering single-level luxury flats designed for comfort, style, and convenience. Every home features expansive windows that flood the space with natural light and quartz countertops. Included with each condo is a stainless steel GE refrigerator, range, dishwasher, and microwave, plus in-unit laundry hookups. Amenities include a central courtyard with an outdoor grilling area, EV charging stations, pet exercise spaces, and a covered bike shelter. The property size is 965 square feet.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential income properties

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Boise
    County
    Ada
    State
    Idaho
    Longitude
    -116.193287
    Latitude
    43.582532

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    FAQs

    What type of property is this?
    Residential income property - Downtown Boise condominium with modern amenities, completion slated for April.
    Where is this residential income property located?
    The property is located at 2312 S Broadway Ave #a103 Boise, ID.
    What is the asking price?
    The asking price for this property is $399,000.
    What are key features of this property?
    This property features: New Downtown Boise Condominium Community (Under Construction, Completion by End of April); $14,500 Builder Concession; Single‑Level Luxury Flats with Sophisticated Finishes and Quartz Countertops
    (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.

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