Two-Unit Duplex with New
For Sale
$475,000
Pending
2708 Kerr Unit #1 & #2, Boise, ID 83705
Residential Income, Boise, ID
Property Size1,440 SF
Lot Size0.16 Acres
Days on Market8
Property Features for 2708 Kerr Unit #1 & #2
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 2, Bedroom 4, Bedroom 1, Bedroom 3, Bathroom 1
Parking
4
Parking features
Driveway, RV, Carport
Appliances
Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (No Units)
Subdivision
Home Add
Lot features
Standard Lot 6000-9999 S F, Bus on City Route, R. V. Parking
Elementary school
Whitney
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 Vista, W Malad, S Kerr
Standard status
Pending
APN
R3719250125
Size
1,440 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 16 Blk 1 Home Add No 1
Tax Annual Amount
4229
Legal Description
Lot 16 Blk 1 Home Add No 1
Utilities
Heating system
Wall Furnace
Cooling system
Central Air
Amenities
covered parking
additional storage
yard space
Building Details
Year built
1979
Number of units
2
Building materials
Frame
Roof type
Composition
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Alissa Gamble · License #AB34059
(208) 283-2996
Added: Aug 28
Changed: Sep 3
Last Checked: Sep 4 at 3:06PM
MLS# 98999019
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 1,440-square-foot duplex contains two residential units, with each unit offering two bedrooms and one bathroom. The property includes covered parking, driveway and RV parking, additional storage, and yard space. Appliances include a stove/range and refrigerator in each unit. Central air, wall-furnace heating, frame construction, and a composition roof support the building’s functional configuration. The roof was installed in 2024.
Situated on a 0.16-acre lot in Boise, the property is near Micron, I-84, Boise Airport, downtown Boise, and Boise State University. Its location provides access to employment centers, dining, recreation, and everyday amenities.
Situated on a 0.16-acre lot in Boise, the property is near Micron, I-84, Boise Airport, downtown Boise, and Boise State University. Its location provides access to employment centers, dining, recreation, and everyday amenities.
Key Highlights
- Two‑unit duplex with 1,440 square feet of property size
- Each unit includes 2 bedrooms and 1 bathroom
- New roof installed in 2024
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
$17,357
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
3.65%
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%
$347,140
$347.1K
Cap Rate 7%
$247,957
$248.0K
Cap Rate 9%
$192,856
$192.9K
Market Conditions
NOI Build-Up for 1,440 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
$25.1K $17.40/SF
− Vacancy
−$261 −$0.18/SF
EGI
$24.8K $17.22/SF
− OpEx
−$7.4K −$5.17/SF
NOI
$17.4K $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%
$347,140
Cap Rate 7%
$247,957
Cap Rate 9%
$192,856
Alternative Uses
Best Use
Multifamily LT 5
$248.0K
$217.0K – $289.3K
NOI $17,357 @ 7.0% cap · market cap 3.65%
Second Best
Apartment 5plus
$216.2K
$189.2K – $252.3K
NOI $15,135 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$397.7K
$348.0K – $464.0K
NOI $27,838 @ 7.0% cap · market cap 5.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
464
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?
Duplex - Each residence includes two bedrooms, covered parking, storage, and yard space.
Where is this duplex located?
The property is located at 2708 Kerr Unit #1 & #2 Boise, ID.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,440 square feet of property size; Each unit includes 2 bedrooms and 1 bathroom; New roof installed in 2024
