Duplex with Detached
New
For Sale
$685,000
790-792 S Curtis Rd, Boise, ID 83705
Residential Income, Boise, ID
Property Size4,112 SF
Lot Size0.21 Acres
Price / SF$166.59
Days on Market2
Property Features for 790-792 S Curtis Rd
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
R-2
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 6, Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 2, Bathroom 1, Bedroom 5, Bedroom 4, Bathroom 4, Bedroom 1
Parking
4
Parking features
Driveway
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. S on Curtis past Overland and Franklin. Property is located on the east side of the street.
Standard status
Active
APN
R6890040065
Size
4,112 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
See Exhibit A
Tax Annual Amount
7577
Legal Description
See Exhibit A
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Building Details
Year built
1971
Number of units
2
Flooring type
Laminate
Building materials
Brick, Frame, Stucco
Roof type
Composition
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Liz O'gara · License #SP42533
(208) 841-5623
Added: Oct 5
Last Checked: Oct 6 at 12:06AM
MLS# 99002904
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.
Built in 1971, this 4,112-square-foot duplex contains two residences, each configured with three bedrooms and two bathrooms. Both units have private entrances and yard areas, and separate utility meters for power, gas, and water. Each residence has two garage spaces, including space in an oversized-height detached garage. Unit 792 has received new carpet, paint, and general repairs.
The property occupies 0.21 acres in Boise. Shopping, dining, parks, schools, and downtown Boise are nearby, and I-84 provides access for travel across the Treasure Valley. Tenants pay for power, gas, and water.
The property occupies 0.21 acres in Boise. Shopping, dining, parks, schools, and downtown Boise are nearby, and I-84 provides access for travel across the Treasure Valley. Tenants pay for power, gas, and water.
Key Highlights
- Two units, each with 3 bedrooms and 2 bathrooms
- 4,112 square feet on a 0.21‑acre lot
- Each unit has two garage spaces, including an oversized‑height detached garage
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$49,563
Cap Rate
7.24%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$991,260
$991.3K
Cap Rate 7%
$708,043
$708.0K
Cap Rate 9%
$550,700
$550.7K
Market Conditions
NOI Build-Up for 4,112 SF
Gross rent
$71.5K $17.40/SF
− Vacancy
−$744 −$0.18/SF
EGI
$70.8K $17.22/SF
− OpEx
−$21.2K −$5.17/SF
NOI
$49.6K $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 Rate 5%
$991,260
Cap Rate 7%
$708,043
Cap Rate 9%
$550,700
Alternative Uses
Best Use
Multifamily LT 5
$708.0K
$619.5K – $826.1K
NOI $49,563 @ 7.0% cap · market cap 7.24%
Second Best
Apartment 5plus
$617.4K
$540.2K – $720.3K
NOI $43,218 @ 7.0% cap · market cap 6.31%
Theoretical Best
Office A
$1.14M
$993.7K – $1.32M
NOI $79,493 @ 7.0% cap · market cap 11.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences have private entrances, yard areas, and individually metered utilities.
Where is this duplex located?
The property is located at 790-792 S Curtis Rd Boise, ID.
What is the asking price?
The asking price for this property is $685,000.
What are key features of this property?
This property features: Two units, each with 3 bedrooms and 2 bathrooms; 4,112 square feet on a 0.21‑acre lot; Each unit has two garage spaces, including an oversized‑height detached garage
