Duplex with Detached
For Sale
$300,000
120 9th Avenue North, Buhl, ID 83316
Two-unit property with separate basements, an upper studio area, and a detached insulated workshop with garage access.
Property Size3,156 SF
Price / SF$95.06
Days on Market454
Property Features for 120 9th Avenue North
General Information
Standard status
Active
Size
3,156 SF
Total Parking Spaces
4
Property subtype
Income
Zoning
B-1 Central Business District
Units
Unit Mix
1 x 3BR/0.5BA, 1 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,231
Amenities
detached workshop
Yes
2
6
Washer/Dryer Hookups (Some Units)
Square Feet
Wood
Standard Lot 6000-9999 SF
City Service
0.23
4
Garage Door Access
Crawl Space
3156
Building Details
Building Size
3,156 SF
Year Built
1941
Listing Agency:
Boise Premier Real Estate
(208) 832-8132
Listed By:
Mallory Sedillos · License #DB16358
(208) 832-8132
Source:
Homesofidaho
Added: Jun 4, 2025
Changed: Aug 29
Last Checked: May 30 at 7:57AM
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 Boise Premier Real Estate
Investment Insights
Based on property information with market context.
This 3,156-square-foot duplex, built in 1941, contains two separate residential units. The south unit is vacant and offers three bedrooms and a half bath, while the north unit includes three bedrooms and one bath. Interior features include luxury vinyl plank flooring, gas furnaces, and central air. The north unit also has an upper studio area with one unfinished bathroom.
Separate basement areas serve each unit. A 36X20 detached workshop sits on the back lot and is insulated, heated by gas, equipped with 220 power, and accessible through a garage door. The property is zoned B-1 Central Business District, with permitted use limited to two single-family dwellings or two commercial uses.
Separate basement areas serve each unit. A 36X20 detached workshop sits on the back lot and is insulated, heated by gas, equipped with 220 power, and accessible through a garage door. The property is zoned B-1 Central Business District, with permitted use limited to two single-family dwellings or two commercial uses.
Key Highlights
- Two‑unit duplex totaling 3,156 square feet
- South Unit #120 is vacant with 3 bedrooms and a half bath
- North Unit #122 has 3 bedrooms, 1 bath, and an upper studio area
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
$26,195
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
8.73%
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%
$523,900
$523.9K
Cap Rate 7%
$374,214
$374.2K
Cap Rate 9%
$291,056
$291.1K
Market Conditions
NOI Build-Up for 3,156 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
$49.6K $15.72/SF
− Vacancy
−$2.0K −$0.63/SF
EGI
$47.6K $15.09/SF
− OpEx
−$21.4K −$6.79/SF
NOI
$26.2K $8.30/SF
Area
Twin Falls County, ID
Vacancy
4.00%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
45.00%
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%
$523,900
Cap Rate 7%
$374,214
Cap Rate 9%
$291,056
Alternative Uses
Best Use
Multifamily LT 5
$415.9K
$363.9K – $485.3K
NOI $29,115 @ 7.0% cap · market cap 9.71%
Second Best
Apartment 5plus
$374.2K
$327.4K – $436.6K
NOI $26,195 @ 7.0% cap · market cap 8.73%
Theoretical Best
Specialty Retail
$724.0K
$633.5K – $844.7K
NOI $50,680 @ 7.0% cap · market cap 16.89%
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
406
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 - Two-unit property with separate basements, an upper studio area, and a detached insulated workshop with garage access.
Where is this duplex located?
The property is located at 120 9th Avenue North Buhl, ID.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 3,156 square feet; South Unit #120 is vacant with 3 bedrooms and a half bath; North Unit #122 has 3 bedrooms, 1 bath, and an upper studio area
