Single-Level Duplex with Attached
For Sale
$449,000
Pending
518 Amber Street, Caldwell, ID 83605
MULTI_FAMILY - Caldwell, ID
Property Size1,836 SF
Lot Size0.33 Acres
Days on Market36
Property Features for 518 Amber Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Bedroom 4, Bathroom 1, Bedroom 1, Bedroom 2
Parking
2
Parking features
Driveway
Accessibility
Accessible Approach with Ramp
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (Some Units)
Subdivision
0 Not Applic.
Lot features
10000 S F - .49, Irrigation
Elementary school
Wilson
Middle school
Jefferson
High school
Caldwell
Elementary school district
Caldwell School District #132
Middle school district
Caldwell School District #132
High school district
Caldwell School District #132
Directions
From I-84 Westbound (Boise): Take Exit 29 (US-20/26 / Franklin Rd), Turn left onto Franklin Rd, Turn South onto 10th Ave, Turn left onto Amber St, it is on the right.
Standard status
Pending
APN
35762000 0
Size
1,836 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
34-4N-3W Sw Tax 29 In S1/2 S1/2 Sw Nw Sw Less S 25' Of W 25'
Tax Annual Amount
1759
Legal Description
34-4N-3W Sw Tax 29 In S1/2 S1/2 Sw Nw Sw Less S 25' Of W 25'
Utilities
Sewer type
Septic Tank
Heating system
Ceiling, Baseboard
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Well
Building Details
Year built
1965
Number of units
2
Flooring type
Vinyl
Building materials
Concrete, Frame, Wood Siding
Roof type
Composition
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Lane Nielson · License #45355
(208) 985-3006
Added: Jul 10
Changed: Aug 1
Last Checked: Aug 14 at 7:06AM
MLS# 98993552
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.
Single-level duplex on a .33-acre lot in Caldwell featuring two mirror-image units. Each unit offers 918 sq ft with two bedrooms and one bathroom, along with a refrigerator, stove/range, disposal, and in-unit washer and dryer hookups. Both sides have separate entrances and include major appliances, making it well suited for either owner-occupancy or renting both units.
The property includes attached 1-car garages, plus a large driveway with ample room for RV parking. Exterior improvements include classic wood siding and a composition shingle roof. The duplex is separately metered for electricity.
Additional building details include concrete and frame construction, vinyl flooring, ceiling and baseboard heating, and wall/window and window unit cooling. Water is provided by a well, and wastewater is handled by a septic tank. Built in 1965, the duplex also includes an accessible approach with a ramp.
The property includes attached 1-car garages, plus a large driveway with ample room for RV parking. Exterior improvements include classic wood siding and a composition shingle roof. The duplex is separately metered for electricity.
Additional building details include concrete and frame construction, vinyl flooring, ceiling and baseboard heating, and wall/window and window unit cooling. Water is provided by a well, and wastewater is handled by a septic tank. Built in 1965, the duplex also includes an accessible approach with a ramp.
Key Highlights
- .33‑acre lot with two mirror‑image units
- 918 sq ft per unit, 2 bedrooms and 1 bathroom
- Separate entrances and separately metered electricity
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
$26,383
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
5.88%
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%
$527,660
$527.7K
Cap Rate 7%
$376,900
$376.9K
Cap Rate 9%
$293,144
$293.1K
Market Conditions
NOI Build-Up for 1,836 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
$49.8K $27.12/SF
− Vacancy
−$1.8K −$0.99/SF
EGI
$48.0K $26.13/SF
− OpEx
−$21.6K −$11.76/SF
NOI
$26.4K $14.37/SF
Area
Canyon County, ID
Vacancy
3.66%
Lease Rate
$27.12 /SF/Yr
Expense Ratio
45.00%
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%
$527,660
Cap Rate 7%
$376,900
Cap Rate 9%
$293,144
Alternative Uses
Best Use
Apartment 5plus
$376.9K
$329.8K – $439.7K
NOI $26,383 @ 7.0% cap · market cap 5.88%
Second Best
Multifamily LT 5
$157.4K
$137.7K – $183.6K
NOI $11,015 @ 7.0% cap · market cap 2.45%
Theoretical Best
Office A
$489.0K
$427.9K – $570.5K
NOI $34,232 @ 7.0% cap · market cap 7.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
136
Businesses Nearby
Explore this area
Business Placement
Demographics for 83605, ID
38,561
Population
14,197
Households
2.7
Avg Household Size
32
Median Age
14%
College-Educated
80%
High-School Grad
24.6 sq mi
ZIP Area
1,568
Density / Sq Mi
$60,657
Median Household Income
$31,806
Median Earnings
$973
Median Rent
$300,900
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 - Caldwell duplex with separate entrances, attached 1-car garages per unit, and in-unit washer and dryer hookups.
Where is this duplex located?
The property is located at 518 Amber Street Caldwell, ID.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: .33‑acre lot with two mirror‑image units; 918 sq ft per unit, 2 bedrooms and 1 bathroom; Separate entrances and separately metered electricity
