Quadplex With Covered
For Sale
$900,000
Pending
2555 W Malad St, Boise, ID 83705
Residential Income, Boise, ID
Property Size3,790 SF
Lot Size0.30 Acres
Days on Market22
Property Features for 2555 W Malad St
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
MX-3
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 4, Bedroom 6, Bathroom 2, Bathroom 4, Bathroom 1, Bathroom 3, Bedroom 5, Bedroom 8, Bedroom 3, Bedroom 7, Bedroom 2
Parking
4
Parking features
Carport, Driveway
Appliances
Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
0 Not Applic.
Lot features
10000 S F - .49, Bus on City Route, Garden, Sidewalks
Elementary school
Hawthorne
Middle school
South Boise Jr
High school
Borah
Elementary school district
Boise School District #1
Middle school district
Boise School District #1
High school district
Boise School District #1
Directions
I-84, N on Vista, E on Malad, property is on the right.
Standard status
Pending
APN
R5254370010
Size
3,790 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 1 BLK 1 LIGHTNING POINT SUB
Tax Annual Amount
8162
Legal Description
LOT 1 BLK 1 LIGHTNING POINT SUB
Utilities
Heating system
Ductless (Heating)
Cooling system
Wall/Window Unit(s), Window Unit(s)
Amenities
private outdoor space
designated covered parking
individual storage
private fenced grassy areas
decks
Building Details
Year built
1993
Number of units
4
Building materials
Frame, HardiPlank Type
Roof type
Composition
Listing Agency:
Amherst Madison
(208) 391-2391
Listed By:
Matt Bauscher · License #SP40991
(208) 330-8515
Added: Aug 13
Changed: Aug 20
Last Checked: Sep 3 at 2:06AM
MLS# 98997318
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 1993 quadplex contains 3,790 square feet on a 0.3-acre lot, with four approximately 950-square-foot residences. Each unit has two bedrooms, one bathroom, a private outdoor area, designated covered parking, and individual storage. Appliances include a stove/range, refrigerator, and washer/dryer in every unit. The property also features newer windows and blinds, individual ductless mini-split systems, and interior and exterior updates to paint, sinks, toilets, flooring, and fencing completed within the last several years.
Located at 2555 W Malad St in Boise, the property is less than two miles from Boise State University and downtown. It is set back from the main road and provides access to the freeway, airport, dining, shopping, and downtown amenities. Downstairs units have private fenced grassy areas, while upstairs residences include private decks. Separate electric and gas meters serve the units.
Located at 2555 W Malad St in Boise, the property is less than two miles from Boise State University and downtown. It is set back from the main road and provides access to the freeway, airport, dining, shopping, and downtown amenities. Downstairs units have private fenced grassy areas, while upstairs residences include private decks. Separate electric and gas meters serve the units.
Key Highlights
- 3,790 SF quadplex on a 0.3‑acre lot
- Four approximately 950 SF units, each with 2 bedrooms and 1 bathroom
- Less than two miles from Boise State University and downtown
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
$45,682
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
5.08%
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%
$913,640
$913.6K
Cap Rate 7%
$652,600
$652.6K
Cap Rate 9%
$507,578
$507.6K
Market Conditions
NOI Build-Up for 3,790 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
$65.9K $17.40/SF
− Vacancy
−$686 −$0.18/SF
EGI
$65.3K $17.22/SF
− OpEx
−$19.6K −$5.17/SF
NOI
$45.7K $12.05/SF
Area
Ada County, ID
Vacancy
1.04%
Lease Rate
$17.40 /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%
$913,640
Cap Rate 7%
$652,600
Cap Rate 9%
$507,578
Alternative Uses
Best Use
Multifamily LT 5
$652.6K
$571.0K – $761.4K
NOI $45,682 @ 7.0% cap · market cap 5.08%
Second Best
Apartment 5plus
$569.1K
$497.9K – $663.9K
NOI $39,834 @ 7.0% cap · market cap 4.43%
Theoretical Best
Office A
$1.05M
$915.9K – $1.22M
NOI $73,268 @ 7.0% cap · market cap 8.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
443
Businesses Nearby
Explore this area
Business Placement
Demographics for 83705, ID
27,756
Population
13,228
Households
2.1
Avg Household Size
35
Median Age
38%
College-Educated
93%
High-School Grad
16.2 sq mi
ZIP Area
1,713
Density / Sq Mi
$62,605
Median Household Income
$37,283
Median Earnings
$1,166
Median Rent
$378,800
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 residences include private outdoor areas, individual storage, and separate electric and gas meters.
Where is this quadplex located?
The property is located at 2555 W Malad St Boise, ID.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 3,790 SF quadplex on a 0.3‑acre lot; Four approximately 950 SF units, each with 2 bedrooms and 1 bathroom; Less than two miles from Boise State University and downtown
