Duplex with Shared Fenced
For Sale
$289,900
116 N 13th Ave, Buhl, ID 83316
Residential Income, Buhl, ID
Property Size2,816 SF
Lot Size0.15 Acres
Price / SF$102.95
Days on Market155
Property Features for 116 N 13th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bedroom 2, Bedroom 3, Bathroom 2, Bedroom 1, Bathroom 3, Bathroom 1, Bedroom 4
Parking
2
Appliances
Disposal (No Units), Refrigerator (Some Units), Washer/Dryer (No Units)
Subdivision
0 Not Applic.
Lot features
Standard Lot 6000-9999 S F, Sidewalks
Elementary school
Popplewell
Middle school
Buhl
High school
Buhl
Elementary school district
Buhl Joint School District #412
Middle school district
Buhl Joint School District #412
High school district
Buhl Joint School District #412
Directions
West on HWY 30, NE on E 2500 N Rd, NW on 13th Ave S, home is on the right side of the road.
Standard status
Active
APN
RPB72411270090
Size
2,816 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Lot 9 in Block 127 of Buhl Townsite, Twin Falls County, Idaho, according to the final and amended plat thereof, recorded in Block 1 of Plats and Page(s) 33, records of Twin Falls County
Tax Annual Amount
3330
Legal Description
Lot 9 in Block 127 of Buhl Townsite, Twin Falls County, Idaho, according to the final and amended plat thereof, recorded in Block 1 of Plats and Page(s) 33, records of Twin Falls County
Utilities
Heating system
Natural Gas
Building Details
Year built
1951
Number of units
2
Building materials
Masonry
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Alexa Gealta · License #AB43254
(208) 749-3007
Added: Mar 20
Changed: Aug 19
Last Checked: Aug 21 at 7:06PM
MLS# 98978859
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.
Centrally located duplex at 116 N 13th Ave, offering a practical owner-occupant and rental setup. The masonry-built property includes natural gas heating and composition roofing, with each side providing access to a fenced-in backyard. Interior features include multiple bedrooms and three bathrooms. Appliances noted include disposals, refrigerators, and washer/dryer hookups or units.
The property sits on a 0.15-acre lot in Buhl, in Twin Falls County, Idaho.
The property sits on a 0.15-acre lot in Buhl, in Twin Falls County, Idaho.
Key Highlights
- Masonry duplex with composition roof
- 0.15‑acre lot
- Each side has access to a fenced backyard
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
Location Intelligence
Trade Area within ½ mile
331
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Centrally located Buhl duplex built in 1951 with natural gas heating and fenced backyard access on both sides.
Where is this duplex located?
The property is located at 116 N 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: Masonry duplex with composition roof; 0.15‑acre lot; Each side has access to a fenced backyard
