Triplex with Detached
For Sale
$749,888
1214 S Abbs St, Boise, ID 83705
Separate residences offer private yards, shared laundry, garage parking, and additional storage.
Property Size2,361 SF
Price / SF$317.61
Days on Market141
Property Features for 1214 S Abbs St
General Information
Standard status
Active
Size
2,361 SF
Total Parking Spaces
3
Property subtype
Triplex
Site & Location
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 1BR, 1 x 1BR
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$5,510
Amenities
shared basement laundry
private yards
storage shed
Garage: One Car, Two Car, Detached, RV Access/Parking
Garage Spaces: 3
3
3.00
One Car, Two Car, Detached, RV Access/Parking
Building Details
Year Built
1942
Buildings
2
Listing Agency:
Keller Williams Realty Boise
(208) 327-2127
Listed By:
Jill Giese · License #SP32228
Source:
Clearwaterproperties
Added: Apr 13
Changed: Aug 30
Last Checked: Aug 30 at 9:26PM
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 Keller Williams Realty Boise
Investment Insights
Based on property information with market context.
This 1942-built triplex contains a cottage-style duplex and a separate bungalow, with 2,361 square feet across the property. The duplex includes two one-bedroom residences, while the detached unit provides its own living room, kitchen, bedroom, and bathroom. Hardwood floors, original cabinetry, and oversized windows add detail to the cottage building.
Shared basement amenities include coin-operated laundry, individual tenant storage rooms, and a dedicated owner storage area. Parking and storage are supported by detached one-car and two-car garages, along with a storage shed and RV access. Each residence has a private yard with established, low-maintenance landscaping.
The cottage is entered from Broxon, and the bungalow is accessed from Abbs. The property is located near downtown Boise, Boise State University, dining, and shops. Tenants pay their own utilities; ownership covers electricity for the laundry area plus water, sewer, and trash. Existing leases run through 6/30/26.
Shared basement amenities include coin-operated laundry, individual tenant storage rooms, and a dedicated owner storage area. Parking and storage are supported by detached one-car and two-car garages, along with a storage shed and RV access. Each residence has a private yard with established, low-maintenance landscaping.
The cottage is entered from Broxon, and the bungalow is accessed from Abbs. The property is located near downtown Boise, Boise State University, dining, and shops. Tenants pay their own utilities; ownership covers electricity for the laundry area plus water, sewer, and trash. Existing leases run through 6/30/26.
Key Highlights
- Three‑unit layout with a cottage duplex and detached bungalow
- 2,361 SF property built in 1942
- Two one‑bedroom units in the duplex plus a separate one‑bedroom bungalow
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
$28,458
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
3.79%
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%
$569,160
$569.2K
Cap Rate 7%
$406,543
$406.5K
Cap Rate 9%
$316,200
$316.2K
Market Conditions
NOI Build-Up for 2,361 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
$41.1K $17.40/SF
− Vacancy
−$427 −$0.18/SF
EGI
$40.7K $17.22/SF
− OpEx
−$12.2K −$5.17/SF
NOI
$28.5K $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%
$569,160
Cap Rate 7%
$406,543
Cap Rate 9%
$316,200
Alternative Uses
Best Use
Multifamily LT 5
$406.5K
$355.7K – $474.3K
NOI $28,458 @ 7.0% cap · market cap 3.79%
Second Best
Apartment 5plus
$354.5K
$310.2K – $413.6K
NOI $24,815 @ 7.0% cap · market cap 3.31%
Theoretical Best
Office A
$652.0K
$570.5K – $760.7K
NOI $45,643 @ 7.0% cap · market cap 6.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
797
Businesses Nearby
Explore this area
Business Placement
Demographics for 83705, ID
27,756
Population
13,228
Households
2.1
Avg Household Size
35
Median Age
38%
College-Educated
93%
High-School Grad
16.2 sq mi
ZIP Area
1,713
Density / Sq Mi
$62,605
Median Household Income
$37,283
Median Earnings
$1,166
Median Rent
$378,800
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?
Triplex - Separate residences offer private yards, shared laundry, garage parking, and additional storage.
Where is this triplex located?
The property is located at 1214 S Abbs St Boise, ID.
What is the asking price?
The asking price for this property is $749,888.
What are key features of this property?
This property features: Three‑unit layout with a cottage duplex and detached bungalow; 2,361 SF property built in 1942; Two one‑bedroom units in the duplex plus a separate one‑bedroom bungalow
