Duplex With Detached
New
For Sale
$300,000
120 9th Avenue North, Buhl, ID 83316
Two dwelling units accompany a detached woodworking workshop with power, heating, insulation, and garage door access.
Property Size3,156 SF
Price / SF$95.06
Days on Market2
Property Features for 120 9th Avenue North
General Information
Standard status
Active
Size
3,156 SF
Property subtype
Multi-Family
Zoning
B-1
Units
Unit Mix
1 x 3BR/0.5BA, 1 x 3BR/1BA
Multifamily Units
2
Building Details
Year Built
1941
Listing Agency:
Lezamiz Real Estate Co.
Listed By:
Sid Lezamiz · License #DB16358
(208) 734-7007
Source:
Scotreidrealty
Added: Sep 11
Last Checked: Sep 11 at 2:59PM
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 Lezamiz Real Estate Co.
Investment Insights
Based on property information with market context.
Built in 1941, this 3,156-square-foot duplex contains two separate dwelling units. The south residence is vacant and includes three bedrooms and a half bath, while the north residence is tenant occupied with three bedrooms and one bath. Luxury vinyl plank flooring, gas furnaces, and central air are included. The north unit also has an upper studio area with an unfinished bathroom, and each side has its own basement area.
A detached 36X20 workshop sits on the rear portion of the property. The building is used for woodworking and features 220 power, gas heat, insulation, and garage door access. The property is zoned B-1 Central Business District, with use limited by the City of Buhl to two single-family dwellings or two commercial uses.
A detached 36X20 workshop sits on the rear portion of the property. The building is used for woodworking and features 220 power, gas heat, insulation, and garage door access. The property is zoned B-1 Central Business District, with use limited by the City of Buhl to two single-family dwellings or two commercial uses.
Key Highlights
- Two‑unit property totaling 3,156 square feet
- South unit is vacant with 3 bedrooms and a half bath
- North unit 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
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
406
Businesses Nearby
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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
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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?
Duplex - Two dwelling units accompany a detached woodworking workshop with power, heating, insulation, and garage door 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 property totaling 3,156 square feet; South unit is vacant with 3 bedrooms and a half bath; North unit has 3 bedrooms, 1 bath, and an upper studio area
