Long-Term Occupied Rental
2530 S Gourley Pl Boise, ID 83705
2530 S Gourley Pl, Boise, ID, 83705
$450,000
For Sale
$450,000
Rental property with long-term tenants and Section 8 protection.
Property Size1,728 SF
Price / SF$260.42
Days on Market54
Property Features for 2530 S Gourley Pl
General Information
- Standard status
- Active
- Size
- 1,728 SF
- Property subtype
- Duplex
Building Details
- Year Built
- 1979
Listing Agency
Keller Williams Realty Boise
Listed by
Arvid Salisbury
Source
Clearwaterproperties
Added: May 25 Checked: May 25 at 11:50 am
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 is a long-term occupied rental property. The downstairs unit has been 100% rented for 20 years to the same couple, with Section 8 rent protection for one year starting in November of 2025. The upstairs unit was rented for 13 years straight to the same individual until last August. The current renter upstairs has Section 8 renter protection for one year from January of 2026. The annual cost for water, sewer, and garbage, which are all on one bill paid by the landlord, is $2,442.00. The property size is 1728 square feet.
Key Highlights
- Long‑term rental history with stable tenants.
- Section 8 rent protection in place for both units, providing guaranteed income streams.
- Motivated seller willing to participate in interest rate buydown.
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $30.1k | $17.40 |
| − Vacancy | −$313 | −$0.18 |
| EGI | $29.8k | $17.22 |
| − OpEx | −$8.9k | −$5.17 |
| NOI | $20.8k | $12.05 |
1,728 SF · lease $17.40/SF/yr · vacancy 1.04% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$297.5K
$260.4K – $347.1K
NOI $20,828 @ 7.0% cap · market cap 4.63%
Second Best
Apartment 5plus
$259.5K
$227.0K – $302.7K
NOI $18,162 @ 7.0% cap · market cap 4.04%
Theoretical Best
Office A
$477.2K
$417.6K – $556.8K
NOI $33,406 @ 7.0% cap · market cap 7.42%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Rental property with long-term tenants and Section 8 protection.
Where is this duplex located?
The property is located at 2530 S Gourley Pl Boise, ID.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Long‑term rental history with stable tenants.; Section 8 rent protection in place for both units, providing guaranteed income streams.; Motivated seller willing to participate in interest rate buydown.
