New Construction
For Sale
$600,000
Pending
804 S Commercial Ave, Emmett, ID 83617
Residential Income, Emmett, ID
Property Size2,182 SF
Lot Size0.19 Acres
Days on Market83
Property Features for 804 S Commercial Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning description
R-2 Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 4, Bedroom 6, Bathroom 4, Bedroom 2
Parking
4
Parking features
Driveway
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (No Units), Washer/Dryer (No Units)
Subdivision
0 Not Applic.
Lot features
Standard Lot 6000-9999 S F
Elementary school
Shadow Butte
Middle school
Emmett
High school
Emmett
Elementary school district
Emmett Independent District #221
Middle school district
Emmett Independent District #221
High school district
Emmett Independent District #221
Directions
From Hwy 52, turn north on Washington, west on W 12th St, north on Commercial.
Standard status
Pending
APN
RP06N01W078238
Size
2,182 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
See Exhibit A
Tax Annual Amount
547
Legal Description
See Exhibit A
Utilities
Heating system
Electric (Heating), Forced Air
Cooling system
Central Air
Amenities
fully fenced private backyard
automatic sprinklers
Building Details
Year built
2026
Number of units
2
Building materials
Frame, HardiPlank Type
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Sage Hickam · License #SP49886
(208) 949-1450
Added: Jun 4
Changed: Aug 19
Last Checked: Aug 25 at 12:06AM
MLS# 98988997
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.
Under construction, this duplex contains 2,182 square feet with two separate residences, each arranged with three bedrooms and two bathrooms. Primary suites include larger bathrooms and walk-in closets. Both units have private fenced backyards, automatic sprinkler systems, and gates connecting to the alley. The property includes driveway parking and is planned for completion in 2026.
Construction uses frame and HardiPlank materials beneath a composition roof. Each residence is equipped with electric forced-air heating and central air conditioning. Disposal units and stove/ranges are included throughout; refrigerators and washer/dryer appliances are not provided. The property occupies 0.19 acres at 804 S Commercial Ave in Emmett, Idaho.
Construction uses frame and HardiPlank materials beneath a composition roof. Each residence is equipped with electric forced-air heating and central air conditioning. Disposal units and stove/ranges are included throughout; refrigerators and washer/dryer appliances are not provided. The property occupies 0.19 acres at 804 S Commercial Ave in Emmett, Idaho.
Key Highlights
- 2,182‑square‑foot duplex on a 0.19‑acre lot
- Two units, each with 3 bedrooms and 2 bathrooms
- Private fenced backyard for each unit with automatic sprinklers
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
$23,452
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
3.91%
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%
$469,040
$469.0K
Cap Rate 7%
$335,029
$335.0K
Cap Rate 9%
$260,578
$260.6K
Market Conditions
NOI Build-Up for 2,182 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
$35.3K $16.20/SF
− Vacancy
−$1.8K −$0.85/SF
EGI
$33.5K $15.35/SF
− OpEx
−$10.1K −$4.61/SF
NOI
$23.5K $10.75/SF
Area
Gem County, ID
Vacancy
5.22%
Lease Rate
$16.20 /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%
$469,040
Cap Rate 7%
$335,029
Cap Rate 9%
$260,578
Alternative Uses
Best Use
Multifamily LT 5
$335.0K
$293.2K – $390.9K
NOI $23,452 @ 7.0% cap · market cap 3.91%
Second Best
Apartment 5plus
$307.2K
$268.8K – $358.4K
NOI $21,502 @ 7.0% cap · market cap 3.58%
Theoretical Best
Office A
$552.0K
$483.0K – $644.0K
NOI $38,637 @ 7.0% cap · market cap 6.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
618
Businesses Nearby
Explore this area
Business Placement
Demographics for 83617, ID
17,502
Population
6,981
Households
2.5
Avg Household Size
44
Median Age
22%
College-Educated
89%
High-School Grad
224.0 sq mi
ZIP Area
78
Density / Sq Mi
$65,566
Median Household Income
$34,007
Median Earnings
$873
Median Rent
$364,200
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 - Two residences provide three bedrooms, two bathrooms, and private fenced outdoor areas per unit.
Where is this duplex located?
The property is located at 804 S Commercial Ave Emmett, ID.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 2,182‑square‑foot duplex on a 0.19‑acre lot; Two units, each with 3 bedrooms and 2 bathrooms; Private fenced backyard for each unit with automatic sprinklers
