West Boise Duplex with
For Sale
$449,900
10397 -10399 W Irving Ct., Boise, ID 83704
Residential Income, Boise, ID
Property Size1,879 SF
Lot Size0.24 Acres
Price / SF$239.44
Days on Market68
Property Features for 10397 -10399 W Irving Ct.
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 5, Bedroom 4, Bedroom 3, Bathroom 2, Bedroom 2, Bathroom 1
Parking
4
Parking features
Carport
Subdivision
North Star
Lot features
10000 S F - .49
Elementary school
Horizon Boise
Middle school
East Jr
High school
Boise
Elementary school district
Boise School District #1
Middle school district
Boise School District #1
High school district
Boise School District #1
Directions
North on 5 Mile from Emerald E on Irving
Standard status
Active
APN
R6121500030
Size
1,879 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 6 of NORTH STAR TERRACE SUBDIVISION
Tax Annual Amount
4254
Legal Description
Lot 6 of NORTH STAR TERRACE SUBDIVISION
Utilities
Heating system
Forced Air, Electric (Heating)
Building Details
Year built
1978
Number of units
2
Flooring type
Vinyl
Building materials
Frame, Wood Siding
Roof type
Composition
Listing Agency:
Realty ONE Group Professionals
(208) 375-3750
Listed By:
Joel Hess · License #AB39643
(208) 794-2220
Added: Jul 16
Changed: Sep 19
Last Checked: Sep 21 at 8:06AM
MLS# 98994230
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 contains 1,879 square feet across two residential units. One side includes three bedrooms and one bathroom, while the other has two bedrooms and one bathroom. Built in 1978, the property features frame construction with wood siding, vinyl flooring, electric forced-air heating, composition roofing, and a carport. One tenant is on a month-to-month arrangement, and both units have existing tenants.
The property is located at 10397–10399 W Irving Ct. in Boise, near Boise Towne Square Mall. The surrounding area provides access to the freeway, shopping, dining, and services. Recent property updates include new carpet and interior paint in one unit, with a new roof noted for 09/2026.
The property is located at 10397–10399 W Irving Ct. in Boise, near Boise Towne Square Mall. The surrounding area provides access to the freeway, shopping, dining, and services. Recent property updates include new carpet and interior paint in one unit, with a new roof noted for 09/2026.
Key Highlights
- Two‑unit duplex with 1,879 square feet of total property size
- Unit mix includes a 3‑bedroom, 1‑bath unit and a 2‑bedroom, 1‑bath unit
- One tenant is month to month; both units have existing tenants
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
$22,648
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
5.03%
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%
$452,960
$453.0K
Cap Rate 7%
$323,543
$323.5K
Cap Rate 9%
$251,644
$251.6K
Market Conditions
NOI Build-Up for 1,879 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
$32.7K $17.40/SF
− Vacancy
−$340 −$0.18/SF
EGI
$32.4K $17.22/SF
− OpEx
−$9.7K −$5.17/SF
NOI
$22.6K $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 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%
$452,960
Cap Rate 7%
$323,543
Cap Rate 9%
$251,644
Alternative Uses
Best Use
Multifamily LT 5
$323.5K
$283.1K – $377.5K
NOI $22,648 @ 7.0% cap · market cap 5.03%
Second Best
Apartment 5plus
$282.1K
$246.9K – $329.2K
NOI $19,749 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$518.9K
$454.1K – $605.4K
NOI $36,325 @ 7.0% cap · market cap 8.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
969
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 residential units offer separate bedroom and bath configurations, with one tenancy structured month to month.
Where is this duplex located?
The property is located at 10397 -10399 W Irving Ct. Boise, ID.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,879 square feet of total property size; Unit mix includes a 3‑bedroom, 1‑bath unit and a 2‑bedroom, 1‑bath unit; One tenant is month to month; both units have existing tenants
