Brick Duplex With Detached
For Sale
$410,000
610-612 Holbrook Drive, Idaho Falls, ID 83401
Residential Income, Idaho Falls, ID
Property Size2,600 SF
Lot Size0.18 Acres
Price / SF$157.69
Days on Market38
Property Features for 610-612 Holbrook Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
General Zoning: Res-Multi-Family, Specific Zoning: Bonneville-R2-Residential
Bedrooms
8
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 7, Bedroom 6, Bedroom 8, Bedroom 3, Bedroom 5, Bathroom 2, Basement, Bathroom 1, Bedroom 4, Bedroom 1, Bedroom 2
Parking
2
Basement
Partially Finished
Subdivision
Linden Park-Bon
Elementary school
Linden Park 91EL
Middle school
Taylor View 91JH
High school
Idaho Falls 91HS
Directions
https://maps.app.goo.gl/tJh22J6SBRjdfrzP6
Standard status
Active
APN
RPA1420003013O
Size
2,600 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
See Exhibit A - Parcel #5
Tax Annual Amount
2898
Legal Description
See Exhibit A - Parcel #5
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1955
Number of units
2
Building materials
Frame, Brick
Roof type
Metal
Listing Agency:
eXp Realty LLC
(208) 890-7776
Listed By:
Grider Peterson Real Estate Team
(208) 227-5389
Added: Jul 28
Changed: Sep 3
Last Checked: Sep 3 at 12:06PM
MLS# 2188079
Copyright © 2026 Snake River Regional MLS. 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 brick duplex at 610-612 Holbrook Drive contains approximately 2,600 square feet, divided into two 1,300-square-foot units. Each residence has four bedrooms, one bathroom, a partially finished basement, and a detached single-car garage. The property was built in 1955 and has a metal roof, frame and brick construction, forced-air natural gas heating, public water, and public sewer.
Both units are tenant occupied. Unit 610 received a new furnace in 2021, while Unit 612 has a new water heater from 2026. The property occupies 0.1809 acres in Idaho Falls, Bonneville County, with schools, parks, shopping, restaurants, and other everyday amenities described as minutes away. Up to 13 similar duplexes are available within the same block.
Both units are tenant occupied. Unit 610 received a new furnace in 2021, while Unit 612 has a new water heater from 2026. The property occupies 0.1809 acres in Idaho Falls, Bonneville County, with schools, parks, shopping, restaurants, and other everyday amenities described as minutes away. Up to 13 similar duplexes are available within the same block.
Key Highlights
- Two‑unit duplex totaling approximately 2,600 square feet, with 1,300 square feet per unit
- Each unit includes 4 bedrooms, 1 bathroom, and a partially finished basement
- Detached single‑car garage provided for each unit
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
$21,900
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
5.34%
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%
$438,000
$438.0K
Cap Rate 7%
$312,857
$312.9K
Cap Rate 9%
$243,333
$243.3K
Market Conditions
NOI Build-Up for 2,600 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
$32.8K $12.60/SF
− Vacancy
−$1.5K −$0.57/SF
EGI
$31.3K $12.03/SF
− OpEx
−$9.4K −$3.61/SF
NOI
$21.9K $8.42/SF
Area
Bonneville County, ID
Vacancy
4.50%
Lease Rate
$12.60 /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%
$438,000
Cap Rate 7%
$312,857
Cap Rate 9%
$243,333
Alternative Uses
Best Use
Multifamily LT 5
$312.9K
$273.8K – $365.0K
NOI $21,900 @ 7.0% cap · market cap 5.34%
Second Best
Apartment 5plus
$283.0K
$247.6K – $330.2K
NOI $19,810 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$574.4K
$502.6K – $670.2K
NOI $40,211 @ 7.0% cap · market cap 9.81%
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
592
Businesses Nearby
Explore this area
Business Placement
Demographics for 83401, ID
47,114
Population
16,026
Households
2.9
Avg Household Size
31
Median Age
30%
College-Educated
90%
High-School Grad
197.3 sq mi
ZIP Area
239
Density / Sq Mi
$75,870
Median Household Income
$35,293
Median Earnings
$1,132
Median Rent
$307,700
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 - Tenant-occupied units feature partially finished basements, individual garages, and recent mechanical updates.
Where is this duplex located?
The property is located at 610-612 Holbrook Drive Idaho Falls, ID.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: Two‑unit duplex totaling approximately 2,600 square feet, with 1,300 square feet per unit; Each unit includes 4 bedrooms, 1 bathroom, and a partially finished basement; Detached single‑car garage provided for each unit
