Single-Level Duplex with
For Sale
$499,000
Pending
51 & 55 E Ryan Drive, Hayden, ID 83835
MultiFamily, Sgl Level, Hayden, ID
Property Size1,784 SF
Lot Size0.24 Acres
Days on Market97
Property Features for 51 & 55 E Ryan Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Residential
Bedrooms
4
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 1, Bedroom 4
Parking features
Open
Patio and Porch features
Patio, Porch
Interior features
Main Floor Utilities
Exterior features
Open Porch, Rain Gutters
Fencing
Fenced
Basement
Crawl Space
Subdivision
Orchard Place
Lot features
Sprinklers In Rear, Sprinklers In Front, Landscaped, Corner Lot, Level
View
Territorial
Elementary school district
CDA - 271
Middle school district
CDA - 271
High school district
CDA - 271
Directions
North on Government Way, Right on Orchard Ave, Left on Ryan Drive
Standard status
Pending
APN
H68000030020
Size
1,784 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Orchard Place, Lt 2 Block 3 2451N04w
Tax Annual Amount
2439
Legal Description
Orchard Place, Lt 2 Block 3 2451N04w
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Building Details
Year built
1993
Number of units
2
Building materials
T1-11, Frame
Roof type
Composition
Architectural style
Other
Listing Agency:
Berkshire Hathaway HomeServices Jacklin Real Estate
(208) 758-7474
Listed By:
Svetlana Ducote · License #SP43592
(208) 818-1021
Added: May 18
Changed: Aug 21
Last Checked: Aug 22 at 2:06PM
MLS# 26-5065
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 1,784-square-foot duplex contains two units, each with two bedrooms, one bathroom, an attached one-car garage, and an 892-square-foot floor plan. The single-level layout includes vaulted ceilings in the main living areas, main-floor utilities, natural-gas forced-air heating, and composition roofing. Exterior features include patios, porches, rain gutters, fencing, and frame construction with T1-11 materials.
The property occupies a 0.24-acre corner lot along E Ryan Drive in Hayden, Idaho, with public sewer service. Built in 1993, the duplex is located in Kootenai County and carries Residential zoning. Open parking is also provided.
The property occupies a 0.24-acre corner lot along E Ryan Drive in Hayden, Idaho, with public sewer service. Built in 1993, the duplex is located in Kootenai County and carries Residential zoning. Open parking is also provided.
Key Highlights
- Two‑unit duplex totaling 1,784 square feet
- Each unit includes 2 bedrooms, 1 bathroom, and an attached 1‑car garage
- Each unit has an 892 SF floor plan with vaulted main living areas
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
$16,286
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
3.26%
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%
$325,720
$325.7K
Cap Rate 7%
$232,657
$232.7K
Cap Rate 9%
$180,956
$181.0K
Market Conditions
NOI Build-Up for 1,784 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
$24.6K $13.80/SF
− Vacancy
−$1.4K −$0.76/SF
EGI
$23.3K $13.04/SF
− OpEx
−$7.0K −$3.91/SF
NOI
$16.3K $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%
$325,720
Cap Rate 7%
$232,657
Cap Rate 9%
$180,956
Alternative Uses
Best Use
Multifamily LT 5
$232.7K
$203.6K – $271.4K
NOI $16,286 @ 7.0% cap · market cap 3.26%
Second Best
Apartment 5plus
$215.3K
$188.4K – $251.2K
NOI $15,069 @ 7.0% cap · market cap 3.02%
Theoretical Best
Office A
$387.0K
$338.6K – $451.5K
NOI $27,090 @ 7.0% cap · market cap 5.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
747
Businesses Nearby
Explore this area
Business Placement
Demographics for 83835, ID
23,157
Population
10,110
Households
2.3
Avg Household Size
46
Median Age
33%
College-Educated
95%
High-School Grad
99.4 sq mi
ZIP Area
233
Density / Sq Mi
$86,014
Median Household Income
$43,925
Median Earnings
$1,688
Median Rent
$502,400
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 - Corner-lot duplex with two residential units, private garages, and fenced outdoor space.
Where is this duplex located?
The property is located at 51 & 55 E Ryan Drive Hayden, ID.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,784 square feet; Each unit includes 2 bedrooms, 1 bathroom, and an attached 1‑car garage; Each unit has an 892 SF floor plan with vaulted main living areas
