Centrally Located
For Sale
$289,900
116 13th Ave, Buhl, ID 83316
Each side of this Buhl duplex includes access to a fenced backyard.
Property Size2,816 SF
Price / SF$102.95
Days on Market29
Property Features for 116 13th Ave
General Information
Standard status
Active
Size
2,816 SF
Property subtype
Duplex
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,329
Amenities
Garage: Detached
5
3.00
Detached
Building Details
Year Built
1951
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Alexa Gealta · License #AB43254
Source:
Clearwaterproperties
Added: Jul 15
Changed: Aug 11
Last Checked: Aug 11 at 7:07AM
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 Silvercreek Realty Group
Investment Insights
Based on property information with market context.
This centrally located duplex offers a practical residential income setup, with two separate sides and shared convenience of outdoor space. Each unit has access to a fenced backyard, providing an enclosed outdoor area for tenants and/or owners.
The property is located at 116 N 13th Ave in Buhl, ID 83316.
With its two-unit configuration, the duplex supports a live-in-and-rent arrangement or renting both sides for an ongoing residential rental structure.
The property is located at 116 N 13th Ave in Buhl, ID 83316.
With its two-unit configuration, the duplex supports a live-in-and-rent arrangement or renting both sides for an ongoing residential rental structure.
Key Highlights
- Buhl duplex with 5 total bedrooms and 3.00 total bathrooms
- Year built 1951
- Detached garage
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
$25,978
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
8.96%
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%
$519,560
$519.6K
Cap Rate 7%
$371,114
$371.1K
Cap Rate 9%
$288,644
$288.6K
Market Conditions
NOI Build-Up for 2,816 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
$38.9K $13.80/SF
− Vacancy
−$1.7K −$0.62/SF
EGI
$37.1K $13.18/SF
− OpEx
−$11.1K −$3.95/SF
NOI
$26.0K $9.23/SF
Area
Twin Falls County, ID
Vacancy
4.50%
Lease Rate
$13.80 /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%
$519,560
Cap Rate 7%
$371,114
Cap Rate 9%
$288,644
Alternative Uses
Best Use
Multifamily LT 5
$371.1K
$324.7K – $433.0K
NOI $25,978 @ 7.0% cap · market cap 8.96%
Second Best
Apartment 5plus
$333.9K
$292.2K – $389.6K
NOI $23,373 @ 7.0% cap · market cap 8.06%
Theoretical Best
Specialty Retail
$646.0K
$565.3K – $753.7K
NOI $45,220 @ 7.0% cap · market cap 15.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
294
Businesses Nearby
Explore this area
Business Placement
Demographics for 83316, ID
10,295
Population
4,279
Households
2.4
Avg Household Size
41
Median Age
21%
College-Educated
83%
High-School Grad
293.2 sq mi
ZIP Area
35
Density / Sq Mi
$61,378
Median Household Income
$36,541
Median Earnings
$825
Median Rent
$248,100
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 - Each side of this Buhl duplex includes access to a fenced backyard.
Where is this duplex located?
The property is located at 116 13th Ave Buhl, ID.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: Buhl duplex with 5 total bedrooms and 3.00 total bathrooms; Year built 1951; Detached garage
