Duplex with Separate Utility
For Sale
$627,800
764 S Curtis, Boise, ID 83705
MULTI_FAMILY - Boise, ID
Property Size3,756 SF
Lot Size0.21 Acres
Price / SF$167.15
Days on Market41
Property Features for 764 S Curtis
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
R-2
Bedrooms
8
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 7, Bathroom 4, Bathroom 3, Bedroom 5, Bedroom 2, Bedroom 4, Bathroom 5, Bedroom 8, Bedroom 1, Bedroom 3, Bathroom 2, Bedroom 6, Bathroom 1
Parking
4
Parking features
Carport
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (No Units)
Subdivision
Palmer Sub
Lot features
Standard Lot 6000-9999 S F, Sidewalks
Elementary school
Hillcrest
Middle school
South Boise Jr
High school
Borah
Elementary school district
Boise School District #1
Middle school district
Boise School District #1
High school district
Boise School District #1
Directions
I-84 to Curtis Rd exit, N on Curtis Rd past Overland and Franklin. Property is located on the east side of the street.
Standard status
Active
APN
R6890040075
Size
3,756 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
See Exhibit A
Tax Annual Amount
6942
Legal Description
See Exhibit A
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
1971
Number of units
2
Building materials
Frame, Stucco, Stone
Roof type
Composition
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Liz O'gara · License #SP42533
(208) 841-5623
Added: Jun 30
Changed: Aug 1
Last Checked: Aug 9 at 5:06PM
MLS# 98992271
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 duplex offers 3,756 square feet on a 0.21-acre lot and includes two separately metered units with private entrances. Unit 764 features 3 bedrooms, 2 bathrooms, a bonus room, and a separate exterior entrance to the finished lower level. New flooring, carpet, and interior paint were completed prior to the current tenant’s occupancy. Unit 766 offers 5 bedrooms, 2.5 bathrooms, and a dedicated laundry/mud room. Both units are leased.
The property includes heating by natural gas forced air and central air cooling. Tenants pay power, gas, and water, while the owner pays trash and sewer. Additional features include a detached garage, a covered carport, and additional off-street parking. Construction is frame with stucco and stone, and the roof is composition.
Parking is supported by the carport and garage, and the property’s layout supports multi-level living with private access to each unit.
The property includes heating by natural gas forced air and central air cooling. Tenants pay power, gas, and water, while the owner pays trash and sewer. Additional features include a detached garage, a covered carport, and additional off-street parking. Construction is frame with stucco and stone, and the roof is composition.
Parking is supported by the carport and garage, and the property’s layout supports multi-level living with private access to each unit.
Key Highlights
- 3,756 SF duplex on a 0.21‑acre lot
- Both units leased with private entrances and separate utility meters
- Unit 764: 3 bedrooms, 2 bathrooms, bonus room, finished lower level with 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
$45,272
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
7.21%
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%
$905,440
$905.4K
Cap Rate 7%
$646,743
$646.7K
Cap Rate 9%
$503,022
$503.0K
Market Conditions
NOI Build-Up for 3,756 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
$65.4K $17.40/SF
− Vacancy
−$680 −$0.18/SF
EGI
$64.7K $17.22/SF
− OpEx
−$19.4K −$5.17/SF
NOI
$45.3K $12.05/SF
Area
Ada County, ID
Vacancy
1.04%
Lease Rate
$17.40 /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%
$905,440
Cap Rate 7%
$646,743
Cap Rate 9%
$503,022
Alternative Uses
Best Use
Multifamily LT 5
$646.7K
$565.9K – $754.5K
NOI $45,272 @ 7.0% cap · market cap 7.21%
Second Best
Apartment 5plus
$563.9K
$493.5K – $657.9K
NOI $39,476 @ 7.0% cap · market cap 6.29%
Theoretical Best
Office A
$1.04M
$907.6K – $1.21M
NOI $72,611 @ 7.0% cap · market cap 11.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,221
Businesses Nearby
Explore this area
Business Placement
Demographics for 83705, ID
27,756
Population
13,228
Households
2.1
Avg Household Size
35
Median Age
38%
College-Educated
93%
High-School Grad
16.2 sq mi
ZIP Area
1,713
Density / Sq Mi
$62,605
Median Household Income
$37,283
Median Earnings
$1,166
Median Rent
$378,800
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 - Well-maintained duplex on a 0.21-acre lot with both units leased and separate utility meters for tenant convenience.
Where is this duplex located?
The property is located at 764 S Curtis Boise, ID.
What is the asking price?
The asking price for this property is $627,800.
What are key features of this property?
This property features: 3,756 SF duplex on a 0.21‑acre lot; Both units leased with private entrances and separate utility meters; Unit 764: 3 bedrooms, 2 bathrooms, bonus room, finished lower level with exterior entrance
