Two-Unit Duplex with
For Sale
$575,000
28623 S Benham Avenue, Bruneau, ID 83604
Residential Income, Bruneau, ID
Property Size2,396 SF
Lot Size0.14 Acres
Price / SF$239.98
Days on Market77
Property Features for 28623 S Benham Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bedroom 4, Bathroom 4, Bedroom 3, Bedroom 1, Bathroom 3, Bedroom 2, Bathroom 2
Parking
4
Interior features
Walk In Shower
Accessibility
Accessible Approach with Ramp
Appliances
Disposal (No Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
Bruneau Townsite
Lot features
Standard Lot 6000-9999 S F, Sidewalks
Elementary school
Bruneau
Middle school
Grandview
High school
Rimrock
Elementary school district
Bruneau-Grand View Joint District #365
Middle school district
Bruneau-Grand View Joint District #365
High school district
Bruneau-Grand View Joint District #365
Directions
Head south on Highway 51 to Bruneau. Turn right on Benham, then left on 1st Street to reach the subject property.
Standard status
Active
APN
RPE0050040001D
Size
2,396 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
NE2 Lots 1-4, Block 40, Bruneau Townsite
Tax Annual Amount
3573
Legal Description
NE2 Lots 1-4, Block 40, Bruneau Townsite
Utilities
Heating system
Natural Gas, Forced Air, Propane (Heating)
Cooling system
Central Air
Amenities
ADA-accessible features
covered patios
Building Details
Year built
2020
Number of units
2
Building materials
Frame, HardiPlank Type, Circ./Cond - Crawl Space
Roof type
Composition
Listing Agency:
CENTURY 21 Southern Idaho Realty · Century 21 Real Estate
(208) 587-9021
Listed By:
Karla Dennett-post · License #SP11188
(208) 890-6521
Added: Jun 23
Changed: Sep 4
Last Checked: Sep 7 at 2:06PM
MLS# 98991428
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.
Built in 2020, this 2,396-square-foot duplex contains two single-level residences of approximately 1,198 square feet each. Every unit offers two bedrooms, two bathrooms, an attached garage, open living space, a kitchen with granite countertops, durable finishes, and a large covered patio. Accessible approach features include a ramp, and interiors include walk-in showers. Central air and forced-air heating support year-round comfort, while appliances include a stove/range, refrigerator, disposal, and washer/dryer in each unit.
Both units are leased with one-year agreements. Tenants pay gas, electricity, and internet; ownership covers water, sewer, and garbage. The property occupies 0.14 acres in Bruneau, with the Bruneau River located minutes away.
Both units are leased with one-year agreements. Tenants pay gas, electricity, and internet; ownership covers water, sewer, and garbage. The property occupies 0.14 acres in Bruneau, with the Bruneau River located minutes away.
Key Highlights
- 2,396‑square‑foot duplex on a 0.14‑acre lot
- Built in 2020 with two 1,198‑square‑foot units
- Each unit includes 2 bedrooms, 2 bathrooms, and an attached garage
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
$25,752
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
4.48%
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%
$515,040
$515.0K
Cap Rate 7%
$367,886
$367.9K
Cap Rate 9%
$286,133
$286.1K
Market Conditions
NOI Build-Up for 2,396 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
$38.8K $16.20/SF
− Vacancy
−$2.0K −$0.85/SF
EGI
$36.8K $15.35/SF
− OpEx
−$11.0K −$4.61/SF
NOI
$25.8K $10.75/SF
Area
Owyhee County, ID
Vacancy
5.22%
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%
$515,040
Cap Rate 7%
$367,886
Cap Rate 9%
$286,133
Alternative Uses
Best Use
Multifamily LT 5
$367.9K
$321.9K – $429.2K
NOI $25,752 @ 7.0% cap · market cap 4.48%
Second Best
Apartment 5plus
$337.3K
$295.1K – $393.5K
NOI $23,611 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$606.1K
$530.3K – $707.1K
NOI $42,426 @ 7.0% cap · market cap 7.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
30
Businesses Nearby
Explore this area
Business Placement
Demographics for 83604, ID
676
Population
352
Households
1.9
Avg Household Size
38
Median Age
16%
College-Educated
80%
High-School Grad
793.8 sq mi
ZIP Area
1
Density / Sq Mi
$49,335
Median Household Income
$36,977
Median Earnings
$524
Median Rent
$249,700
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 - Both residences are leased under one-year agreements and include single-level layouts with attached garages.
Where is this duplex located?
The property is located at 28623 S Benham Avenue Bruneau, ID.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 2,396‑square‑foot duplex on a 0.14‑acre lot; Built in 2020 with two 1,198‑square‑foot units; Each unit includes 2 bedrooms, 2 bathrooms, and an attached garage
