Brick Duplex with Two Tenanted
For Sale
$330,000
845 12th Street, Idaho Falls, ID 83404
MULTI_FAMILY - Idaho Falls, ID
Property Size2,256 SF
Lot Size0.13 Acres
Price / SF$146.28
Days on Market53
Property Features for 845 12th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
General Zoning: Res-Single Family, Specific Zoning: Bonneville-R1-Residential
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Basement, Bathroom 2, Bedroom 1, Bedroom 3, Bedroom 2, Bedroom 4, Bedroom 5
Basement
Full
Appliances
Refrigerator
Subdivision
Scotts Addition-Bon
Lot features
Established Lawn, Many Trees
Elementary school
Linden Park 91EL
Middle school
Taylor View 91JH
High school
Idaho Falls 91HS
Directions
North from 17th St. and Holmes, East or right on 12th St. to property. https://maps.app.goo.gl/upqZB5rnd19HXABU9
Standard status
Active
APN
RPA2140012015O
Size
2,256 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 15, Block 12, Scotts Addition
Tax Annual Amount
2876
Legal Description
Lot 15, Block 12, Scotts Addition
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Water source
Public
Building Details
Year built
1955
Number of units
2
Flooring type
Carpet - Full, Carpet
Building materials
Brick
Roof type
Tar/Gravel
Listing Agency:
eXp Realty LLC
(208) 890-7776
Listed By:
Grider Peterson Real Estate Team
(208) 227-5389
Added: Jul 13
Changed: Aug 14
Last Checked: Sep 3 at 4:06PM
MLS# 2187498
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 includes two residential units, each with its own laundry room. The first unit is a 2-bedroom, 1-bath layout, and the second unit is a 3-bedroom, 1-bath layout. Each unit is described as approximately 1,128 square feet of living space, for a total property size of 2,256 square feet.
Built in 1955, the property sits on a 0.13-acre lot. Reported utilities and services include public water and public sewer. Heating is electric, and the roof is tar/gravel. Interior finishes are noted as carpet, and a refrigerator is listed among the appliances.
Both units are currently occupied by tenants, providing immediate rental occupancy.
Built in 1955, the property sits on a 0.13-acre lot. Reported utilities and services include public water and public sewer. Heating is electric, and the roof is tar/gravel. Interior finishes are noted as carpet, and a refrigerator is listed among the appliances.
Both units are currently occupied by tenants, providing immediate rental occupancy.
Key Highlights
- 0.13‑acre lot with a total 2,256 SF building
- Two units: one 2 bed/1 bath and one 3 bed/1 bath
- Each unit has a laundry room; each is approximately 1,128 SF
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
$19,003
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
5.76%
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%
$380,060
$380.1K
Cap Rate 7%
$271,471
$271.5K
Cap Rate 9%
$211,144
$211.1K
Market Conditions
NOI Build-Up for 2,256 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
$28.4K $12.60/SF
− Vacancy
−$1.3K −$0.57/SF
EGI
$27.1K $12.03/SF
− OpEx
−$8.1K −$3.61/SF
NOI
$19.0K $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%
$380,060
Cap Rate 7%
$271,471
Cap Rate 9%
$211,144
Alternative Uses
Best Use
Multifamily LT 5
$271.5K
$237.5K – $316.7K
NOI $19,003 @ 7.0% cap · market cap 5.76%
Second Best
Apartment 5plus
$245.6K
$214.9K – $286.5K
NOI $17,189 @ 7.0% cap · market cap 5.21%
Theoretical Best
Office A
$498.4K
$436.1K – $581.5K
NOI $34,890 @ 7.0% cap · market cap 10.57%
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
594
Businesses Nearby
Explore this area
Business Placement
Demographics for 83404, ID
25,491
Population
9,606
Households
2.7
Avg Household Size
37
Median Age
35%
College-Educated
92%
High-School Grad
25.0 sq mi
ZIP Area
1,020
Density / Sq Mi
$79,211
Median Household Income
$36,802
Median Earnings
$1,013
Median Rent
$355,200
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-unit duplex with public water and sewer, electric heating, and laundry rooms in both units.
Where is this duplex located?
The property is located at 845 12th Street Idaho Falls, ID.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: 0.13‑acre lot with a total 2,256 SF building; Two units: one 2 bed/1 bath and one 3 bed/1 bath; Each unit has a laundry room; each is approximately 1,128 SF
