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    Duplex Investment Property with Mixed Rental Use Title is generated by Realmo AI

    1317 N 4th St., Boise, ID 83702

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    For Sale
    $765,000

    MULTI_FAMILY - Boise, ID

    Property size:
    1,404 SF
    Lot size:
    0.15 Acres
    Price / SF:
    $544/SF
    Added:
    Jun 3, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 3 at 9:06 pm

    Property Features for 1317 N 4th St.

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    4
    Bathrooms
    2
    Rooms
    Bedroom 4, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 3, Bedroom 2
    Parking
    2
    Standard status
    Active
    APN
    R3729000005
    Size
    1,404 SF
    Lot size
    0.15 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Par #0005 Of Lot 1 Of Horizon Heights Sub No 01 & Of Ihrig Tract #897262
    Tax Annual Amount
    5373

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1959
    Number of units
    2
    Building materials
    Brick
    Roof type
    Composition

    We can help!

    Listing Contact
    Kirsten Carlson

    Listing agent Kirsten Carlson License #SP49785

    Listing office Silvercreek Realty Group 1099 S. Wells, Meridian, ID

    Listing date Jun 3, 2026

    MLS# 98988831 Listing URL

    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.

    HighLights

    • Dual‑income Boise investment with two units: one long‑term rental with an established lease and one Airbnb short‑term rental
    • Unit 1315 is fully remodeled and operates as an Airbnb
    • Stated 5.8% cap rate with diversified short- and long‑term rental income strategy
    • Built in 1959 with brick construction
    • Forced‑air heating with central air conditioning
    • Composition roof

    Overview

    This duplex investment property includes two separate units at 1317 and 1315 N 4th St. Unit 1317 features a long-term tenant with an established lease. Unit 1315 has been fully remodeled and is currently operated as an Airbnb, reflecting a turnkey, guest-ready setup. The overall property totals 1,404 square feet on a 0.15-acre lot, offering a balanced configuration for residential income buyers and operators.

    Located in Boise, Idaho (83702), the property benefits from an established in-town setting, positioned in the North End area as described in the remarks. It is presented as a dual-income strategy with both long-term and short-term rental components within the same duplex.

    For buyers seeking a straightforward residential income asset, the mix of tenancy types may help diversify day-to-day revenue sources. The long-term unit provides continued occupancy under an existing lease, while the remodeled Airbnb unit supports short-term rental operations. This property is offered as a turnkey option based on the current operation and recent improvements described, making it well suited for investors who want both a leased component and an actively managed short-term rental component in one duplex.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Restaurant Dental Office Spa & Massage Center Hair Salon Nail Salon Building Supply Law Firm Auto Repair Shop Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boise
    County
    Ada
    State
    Idaho
    Longitude
    -116.192026
    Latitude
    43.626446

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    FAQs

    What type of property is this?
    Duplex - Duplex with one long-term leased unit and one fully remodeled unit operating as an Airbnb.
    Where is this duplex located?
    The property is located at 1317 N 4th St. Boise, ID.
    What is the asking price?
    The asking price for this property is $765,000.
    What are key features of this property?
    This property features: Dual‑income Boise investment with two units: one long‑term rental with an established lease and one Airbnb short‑term rental; Unit 1315 is fully remodeled and operates as an Airbnb; Stated 5.8% cap rate with diversified short- and long‑term rental income strategy
    (206) 851-2479
    We can help!
    Listing Contact
    Kirsten Carlson
    Real Estate License ID: SP49785
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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