Corner-Lot
For Sale
$549,900
Pending
3892 E Eisenhower Dr, Meridian, ID 83642
Residential Income, Meridian, ID
Property Size2,442 SF
Lot Size0.25 Acres
Days on Market17
Property Features for 3892 E Eisenhower Dr
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
R-4
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 2, Bedroom 4, Bathroom 2, Bedroom 3, Bathroom 3, Bathroom 1, Bedroom 1
Parking
3
Parking features
Tandem
Interior features
Walk In Shower
Fireplace
1
Appliances
Disposal (Some Units), Stove/Range (Some Units)
Subdivision
Crossroads
Lot features
10000 S F - .49, Garden, Irrigation
Elementary school
River Valley
Middle school
Lewis and Clark
High school
Centennial
Elementary school district
West Ada School District
Middle school district
West Ada School District
High school district
West Ada School District
Directions
From Eagle, E on Presidential, N on Fillmore, E on Eisenhower
Standard status
Pending
APN
R1618800210
Size
2,442 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 01 Blk 12 Crossroads Sub #5, Ada County, Idaho.
Tax Annual Amount
1745
HOA Fee
$150 Semi-Annually
Legal Description
Lot 01 Blk 12 Crossroads Sub #5, Ada County, Idaho.
Utilities
Heating system
Natural Gas, Fireplace(s), Forced Air
Cooling system
Central Air
Building Details
Year built
1998
Number of units
2
Building materials
Frame
Roof type
Composition
Listing Agency:
RE/MAX Capital City · RE/MAX International
(208) 344-7477
Listed By:
Sheila Smith · License #SP33327
(208) 631-2248
Added: Aug 6
Changed: Aug 22
Last Checked: Aug 22 at 2:06PM
MLS# 98996534
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 2,442-square-foot duplex sits on a 0.25-acre corner lot and contains two self-contained living units. The main residence offers a kitchen with granite countertops, breakfast bar, stainless steel appliances, and pantry storage, along with a living room and bonus room with fireplace. The primary suite includes an ensuite bath and walk-in closet, with additional bedrooms and bathrooms completing the home. The secondary unit has a kitchenette, full bathroom, and private exterior entrance.
Built in 1998, the property has frame construction, composition roofing, natural-gas forced-air heat, central air, and tandem parking. Pressurized irrigation serves the landscaping. The property is located near Meridian Village shopping and dining, Kleiner Park, and schools.
Built in 1998, the property has frame construction, composition roofing, natural-gas forced-air heat, central air, and tandem parking. Pressurized irrigation serves the landscaping. The property is located near Meridian Village shopping and dining, Kleiner Park, and schools.
Key Highlights
- 2,442 SF duplex on a 0.25‑acre corner lot
- Two self‑contained living units with separate functional layouts
- Secondary unit includes kitchenette, full bath, and private exterior entrance
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
$26,529
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
4.82%
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%
$530,580
$530.6K
Cap Rate 7%
$378,986
$379.0K
Cap Rate 9%
$294,767
$294.8K
Market Conditions
NOI Build-Up for 2,442 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
$39.6K $16.20/SF
− Vacancy
−$1.7K −$0.68/SF
EGI
$37.9K $15.52/SF
− OpEx
−$11.4K −$4.66/SF
NOI
$26.5K $10.86/SF
Area
Meridian, ID
Vacancy
4.20%
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%
$530,580
Cap Rate 7%
$378,986
Cap Rate 9%
$294,767
Alternative Uses
Best Use
Multifamily LT 5
$379.0K
$331.6K – $442.2K
NOI $26,529 @ 7.0% cap · market cap 4.82%
Second Best
Apartment 5plus
$350.0K
$306.2K – $408.3K
NOI $24,497 @ 7.0% cap · market cap 4.45%
Theoretical Best
Office A
$644.4K
$563.9K – $751.9K
NOI $45,111 @ 7.0% cap · market cap 8.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
943
Businesses Nearby
Explore this area
Business Placement
Demographics for 83642, ID
55,465
Population
22,700
Households
2.4
Avg Household Size
35
Median Age
44%
College-Educated
95%
High-School Grad
41.5 sq mi
ZIP Area
1,337
Density / Sq Mi
$96,361
Median Household Income
$45,824
Median Earnings
$1,629
Median Rent
$492,300
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 - Two independent living spaces include a primary residence and a separate-entry secondary unit suitable for rental use or guests.
Where is this duplex located?
The property is located at 3892 E Eisenhower Dr Meridian, ID.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: 2,442 SF duplex on a 0.25‑acre corner lot; Two self‑contained living units with separate functional layouts; Secondary unit includes kitchenette, full bath, and private exterior entrance
