Quadplex with Private
New
For Sale
$999,000
10042 W Garverdale Ln, Boise, ID 83704
Each residence includes in-unit laundry, a patio, and private storage.
Property Size4,452 SF
Price / SF$224.39
Days on Market5
Property Features for 10042 W Garverdale Ln
General Information
Standard status
Active
Size
4,452 SF
Property subtype
Quadruplex
Occupancy
100%
Units
Unit Mix
4 x 3BR/2BA
Multifamily Units
4
Amenities
walk-in closets
in-unit laundry
outdoor patio area
private storage closet
Lot Features: Small Lot 5999 SF, Bus on City Route, Lot Size Units: Acres
Tax Annual Amount: 8506.86, Tax Legal Description: Lot 16 Blk 01 O'Neil Sub, Tax Year: 2025
Flooring: Laminate
Gross Income: 70654, Gross Scheduled Income: 6235
Cooling: Central Air, All Units, Cooling YN: t
Heating: Forced Air, Heating YN: t
Laundry Features: Washer/Dryer Hookups (All Units)
Listing Id: 99002538, Listing Service: Full Service, List Price: 999000, Mls Status: Active, Number Of Units Total: 4, Standard Status: Active, Total Actual Rent: 6235
Parking Total: 8
Elementary School: Morley Nelson, Elementary School District: Boise School District #1, High School: Capital, High School District: Boise School District #1, Middle Or Junior School: Fairmont, Middle Or Junior School District: Boise School District #1
Bedrooms Total: 12
Above Grade Finished Area Units: Square Feet, Below Grade Finished Area Units: Square Feet, Building Area Total: 4452, Building Area Units: Square Feet, Construction Materials: Frame, Stucco, Living Area: 4452, Living Area Units: Square Feet, Year Built: 2005
Manager Expense: 5652, Other Expense: 2640
City: Boise, Coordinates: -116.307416, 43.620771, Country: US, County Or Parish: Ada, Directions: Five Mile, E on Fairview, N Hampton, E Garverdale, Latitude: 43.620771, Longitude: -116.307416, Postal Code: 83704, State Or Province: ID, Street Name: W Garverdale Ln, Street Number: 10042, Street Number Numeric: 10042, Subdivision Name: O'neal, Unparsed Address: 10042 W Garverdale Ln, Boise ID 83704
Current Use: 2-4 Units, Farm Land Area Units: Square Feet, Leasable Area Units: Square Feet, Parcel Number: R6558140160, Property Sub Type: Quadruplex, Property Type: Residential Income
Bathrooms Total Integer: 8
Electric: 240, Unit 1 Separate Meter, Unit 2 Separate Meter, Unit 3 Separate Meter, Unit 4 Separate Meter, Electric Expense: 240
Foundation Details: Crawl Space
Irrigation Source: Irrigation District: No, Water Source: City Service
Appliances: Disposal (All Units), Disposal (Some Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (No Units)
Association Fee: 220, Association Fee Frequency: Monthly
Building Details
Year Built
2005
Buildings
1
Listing Agency:
Homes of Idaho
(208) 442-8500
Listed By:
Karen Brown · License #SP54636
(208) 960-0062
Source:
Thgboise
Added: Oct 1
Changed: Oct 4
Last Checked: Oct 4 at 10:59AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Homes of Idaho
Investment Insights
Based on property information with market context.
Built in 2005, this Boise quadplex contains four residences, each measuring 1,113 square feet. Every unit has three bedrooms, two bathrooms, walk-in closets, and its own laundry. Private patios and separate storage closets provide additional features for each residence.
All four units are occupied under existing leases, and property management is in place. The property is located in West Boise, with access to shopping, dining, schools, major roadways, and everyday amenities.
All four units are occupied under existing leases, and property management is in place. The property is located in West Boise, with access to shopping, dining, schools, major roadways, and everyday amenities.
Key Highlights
- Four occupied residences with leases in place
- Each unit offers 1,113 square feet, 3 bedrooms, and 2 bathrooms
- Built in 2005
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
$53,661
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
5.37%
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%
$1,073,220
$1.1M
Cap Rate 7%
$766,586
$766.6K
Cap Rate 9%
$596,233
$596.2K
Market Conditions
NOI Build-Up for 4,452 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
$77.5K $17.40/SF
− Vacancy
−$806 −$0.18/SF
EGI
$76.7K $17.22/SF
− OpEx
−$23.0K −$5.17/SF
NOI
$53.7K $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%
$1,073,220
Cap Rate 7%
$766,586
Cap Rate 9%
$596,233
Alternative Uses
Best Use
Multifamily LT 5
$766.6K
$670.8K – $894.4K
NOI $53,661 @ 7.0% cap · market cap 5.37%
Second Best
Apartment 5plus
$668.4K
$584.9K – $779.9K
NOI $46,791 @ 7.0% cap · market cap 4.68%
Theoretical Best
Office A
$1.23M
$1.08M – $1.43M
NOI $86,066 @ 7.0% cap · market cap 8.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
663
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
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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?
Quadplex - Each residence includes in-unit laundry, a patio, and private storage.
Where is this quadplex located?
The property is located at 10042 W Garverdale Ln Boise, ID.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: Four occupied residences with leases in place; Each unit offers 1,113 square feet, 3 bedrooms, and 2 bathrooms; Built in 2005
