Duplex with Attached 2-Car
For Sale
$679,000
9871 S Mesquite Ct, Boise, ID 83704
MULTI_FAMILY - Boise, ID
Property Size2,404 SF
Lot Size0.24 Acres
Price / SF$282.45
Days on Market51
Property Features for 9871 S Mesquite Ct
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bathroom 4, Bathroom 1, Bathroom 3, Bedroom 2, Bathroom 2, Bedroom 4, Bedroom 3, Bedroom 1, Bedroom 6
Parking
4
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (No Units)
Subdivision
Sydney Park
Lot features
10000 S F - .49, Sidewalks
Elementary school
Horizon Boise
Middle school
Fairmont
High school
Capital
Elementary school district
Boise School District #1
Middle school district
Boise School District #1
High school district
Boise School District #1
Directions
From Fairview, S on N Mitchel St, W on Mesquite
Standard status
Active
APN
R8267520020
Size
2,404 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 02 BLK 01 SYDNEY PARK
Tax Annual Amount
5029
Legal Description
LOT 02 BLK 01 SYDNEY PARK
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Building Details
Year built
1998
Number of units
2
Flooring type
Vinyl
Building materials
Frame, Metal Siding, Vinyl Siding
Roof type
Composition
Listing Agency:
National Broker Connect Real Estate
(208) 867-4020
Listed By:
Dawn Downs · License #8971693
(208) 859-6977
Added: Jun 17
Changed: Aug 2
Last Checked: Aug 6 at 11:06AM
MLS# 98990666
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 two separate residences with practical, tenant-friendly layouts. Each unit includes three bedrooms and two bathrooms, attached 2-car garages, private fenced yards, and separate entrances. Built in 1998, the property has approximately 2,404 square feet of living space on a 10,454-square-foot lot. A new roof has been installed.
Both units are equipped with forced-air natural gas heating and central air conditioning, along with walk-in closets and washer/dryer hookups. Finishes include low-maintenance vinyl siding, vinyl flooring, and a composition shingle roof. Appliance package noted for all units includes disposal, stove/range, and refrigerator.
The asset is located at 9871 S Mesquite Ct in Boise’s Sydney Park neighborhood (Ada County), with access to schools, shopping, dining, parks, and major commuter routes.
Both units are equipped with forced-air natural gas heating and central air conditioning, along with walk-in closets and washer/dryer hookups. Finishes include low-maintenance vinyl siding, vinyl flooring, and a composition shingle roof. Appliance package noted for all units includes disposal, stove/range, and refrigerator.
The asset is located at 9871 S Mesquite Ct in Boise’s Sydney Park neighborhood (Ada County), with access to schools, shopping, dining, parks, and major commuter routes.
Key Highlights
- New roof has been installed
- Two units, each with three bedrooms and two bathrooms
- Attached 2‑car garages 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
$28,976
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
4.27%
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%
$579,520
$579.5K
Cap Rate 7%
$413,943
$413.9K
Cap Rate 9%
$321,956
$322.0K
Market Conditions
NOI Build-Up for 2,404 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
$41.8K $17.40/SF
− Vacancy
−$435 −$0.18/SF
EGI
$41.4K $17.22/SF
− OpEx
−$12.4K −$5.17/SF
NOI
$29.0K $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%
$579,520
Cap Rate 7%
$413,943
Cap Rate 9%
$321,956
Alternative Uses
Best Use
Multifamily LT 5
$413.9K
$362.2K – $482.9K
NOI $28,976 @ 7.0% cap · market cap 4.27%
Second Best
Apartment 5plus
$360.9K
$315.8K – $421.1K
NOI $25,266 @ 7.0% cap · market cap 3.72%
Theoretical Best
Office A
$663.9K
$580.9K – $774.6K
NOI $46,474 @ 7.0% cap · market cap 6.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
976
Businesses Nearby
Explore this area
Business Placement
Demographics for 83704, ID
42,430
Population
17,776
Households
2.4
Avg Household Size
37
Median Age
32%
College-Educated
92%
High-School Grad
8.8 sq mi
ZIP Area
4,822
Density / Sq Mi
$70,806
Median Household Income
$37,201
Median Earnings
$1,363
Median Rent
$354,400
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Duplex with two units, each featuring three bedrooms, two bathrooms, attached 2-car garages, private fenced yards, and separate entrances.
Where is this duplex located?
The property is located at 9871 S Mesquite Ct Boise, ID.
What is the asking price?
The asking price for this property is $679,000.
What are key features of this property?
This property features: New roof has been installed; Two units, each with three bedrooms and two bathrooms; Attached 2‑car garages for each unit
