Triplex With Attached
For Sale
$840,000
311 N HANDY St, Post Falls, ID 83854
MultiFamily, Multi Level, Post Falls, ID
Property Size3,168 SF
Lot Size0.18 Acres
Price / SF$265.15
Days on Market514
Property Features for 311 N HANDY St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-3
Bedrooms
9
Full bathrooms
6
Rooms
Bathroom 2, Bathroom 3, Bathroom 6, Bathroom 5, Bedroom 9, Bedroom 1, Bedroom 8, Bedroom 4, Bedroom 7, Bathroom 1, Bathroom 4, Bedroom 5, Bedroom 2, Bedroom 6, Bedroom 3
Patio and Porch features
Porch, Patio
Interior features
Cable Internet Available, High Speed Internet, Main Floor Utilities
Basement
Crawl Space
Subdivision
Riverview Park
Lot features
Sprinklers In Front, Open Lot, Landscaped, Level
View
Territorial, City
Elementary school district
Post Falls - 273
Middle school district
Post Falls - 273
High school district
Post Falls - 273
Directions
From Seltice Way S On Greensferry, R on 3rd St., R on Handy St, Tri-Plex on the left
Standard status
Active
APN
P78000080110
Size
3,168 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
RIVERVIEW PARK ADD, LT 11 BLK 8 02 50N 05W
Tax Annual Amount
5091
Legal Description
RIVERVIEW PARK ADD, LT 11 BLK 8 02 50N 05W
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Other (Heating)
Cooling system
Wall Unit(s)
Water source
Public
Amenities
fenced back yard
sprinkler system
Building Details
Year built
2004
Number of units
3
Building materials
Vinyl Siding, Frame
Roof type
Composition
Architectural style
Other
Listing Agency:
Treaty Rock Realty
(208) 773-1745
Listed By:
Darlene Lynn Berry · License #SP27307
(208) 660-0403
Added: Apr 4, 2025
Changed: Aug 23
Last Checked: Aug 30 at 12:06PM
MLS# 25-3075
Copyright © 2026 Coeur d'Alene 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 3,168-square-foot triplex was built in 2004 and includes three 3-bedroom, 2-bathroom units. Each residence has a fenced backyard, sprinkler system, patio or porch space, and a 1-car attached garage. Units A and B feature newer flooring and paint. Interior features include main-floor utilities, cable availability, and high-speed internet access. The building has frame construction with vinyl siding, electric and other heating, wall-unit cooling, and a composition roof that is 2 years old.
The property occupies 0.18 acres at 311 N Handy St in Post Falls, Idaho, with public water and public sewer service. R-3 zoning supports its multifamily configuration. The location is close to a park, the Centennial Trail, and river access, providing nearby outdoor amenities for residents.
The property occupies 0.18 acres at 311 N Handy St in Post Falls, Idaho, with public water and public sewer service. R-3 zoning supports its multifamily configuration. The location is close to a park, the Centennial Trail, and river access, providing nearby outdoor amenities for residents.
Key Highlights
- Three 3BR, 2 BA units in a 3,168‑square‑foot triplex
- Each unit includes a fenced backyard, sprinkler system, and 1 car attached garage
- Units A&B feature newer flooring and paint
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
$28,920
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
3.44%
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%
$578,400
$578.4K
Cap Rate 7%
$413,143
$413.1K
Cap Rate 9%
$321,333
$321.3K
Market Conditions
NOI Build-Up for 3,168 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
$43.7K $13.80/SF
− Vacancy
−$2.4K −$0.76/SF
EGI
$41.3K $13.04/SF
− OpEx
−$12.4K −$3.91/SF
NOI
$28.9K $9.13/SF
Area
Kootenai County, ID
Vacancy
5.50%
Lease Rate
$13.80 /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%
$578,400
Cap Rate 7%
$413,143
Cap Rate 9%
$321,333
Alternative Uses
Best Use
Multifamily LT 5
$413.1K
$361.5K – $482.0K
NOI $28,920 @ 7.0% cap · market cap 3.44%
Second Best
Apartment 5plus
$382.3K
$334.5K – $446.0K
NOI $26,759 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$687.2K
$601.3K – $801.8K
NOI $48,105 @ 7.0% cap · market cap 5.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
896
Businesses Nearby
Explore this area
Business Placement
Demographics for 83854, ID
49,040
Population
20,440
Households
2.4
Avg Household Size
37
Median Age
23%
College-Educated
92%
High-School Grad
77.6 sq mi
ZIP Area
632
Density / Sq Mi
$72,820
Median Household Income
$41,223
Median Earnings
$1,311
Median Rent
$433,700
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?
Triplex - Three residential units offer private fenced yards, patios, and individual garage access within an R-3-zoned property.
Where is this triplex located?
The property is located at 311 N HANDY St Post Falls, ID.
What is the asking price?
The asking price for this property is $840,000.
What are key features of this property?
This property features: Three 3BR, 2 BA units in a 3,168‑square‑foot triplex; Each unit includes a fenced backyard, sprinkler system, and 1 car attached garage; Units A&B feature newer flooring and paint
