Duplex with Updated Upper
For Sale
$355,000
586 Boyd, Chubbuck, ID 83202
Two residential units offer separate electrical meters, laundry hookups, and fenced outdoor space.
Property Size2,096 SF
Lot Size0.26 Acres
Price / SF$169.37
Days on Market39
Property Features for 586 Boyd
General Information
Standard status
Active
Size
2,096 SF
Lot size
0.26 Acres
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
washer and dryer hookups
deck
fully fenced yard
RV pad/outdoor entertainment area
Building Details
Year Built
1976
Buildings
1
Listing Agency:
Congress Realty, Inc
(888) 881-4118
Listed By:
Jared English · License #B.1001537
Source:
Noplacelikeidaho
Added: Jul 22
Changed: Aug 28
Last Checked: Aug 25 at 5:15AM
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 Congress Realty, Inc
Investment Insights
Based on property information with market context.
This duplex contains 2,096 square feet across two residential units, with each unit arranged as two bedrooms, one bathroom, a kitchen, and a living room. Both units include washer and dryer hookups and separate electrical meters. The upper residence has received interior improvements including fresh paint, new carpet, updated light fixtures, new closet doors, and a refurbished deck. The lower unit is described as clean and ready for occupancy.
The property sits on a 0.26-acre lot with vinyl siding, a fully fenced yard, landscaped grounds, dwarf Alberta spruce trees, and access to irrigation water. Additional exterior features include abundant off-street parking, a deck, and a large RV pad or outdoor entertainment area. Built in 1976, the duplex offers a two-unit residential configuration with distinct utility metering and flexible occupancy options.
The property sits on a 0.26-acre lot with vinyl siding, a fully fenced yard, landscaped grounds, dwarf Alberta spruce trees, and access to irrigation water. Additional exterior features include abundant off-street parking, a deck, and a large RV pad or outdoor entertainment area. Built in 1976, the duplex offers a two-unit residential configuration with distinct utility metering and flexible occupancy options.
Key Highlights
- 2,096‑square‑foot duplex with two 2‑bedroom, 1‑bathroom units
- Upper unit updated with fresh paint, new carpet, light fixtures, closet doors, and a refurbished deck
- Separate electrical meters serve each unit
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
$14,142
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
3.98%
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%
$282,840
$282.8K
Cap Rate 7%
$202,029
$202.0K
Cap Rate 9%
$157,133
$157.1K
Market Conditions
NOI Build-Up for 2,096 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
$21.4K $10.20/SF
− Vacancy
−$1.2K −$0.56/SF
EGI
$20.2K $9.64/SF
− OpEx
−$6.1K −$2.89/SF
NOI
$14.1K $6.75/SF
Area
Bannock County, ID
Vacancy
5.50%
Lease Rate
$10.20 /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%
$282,840
Cap Rate 7%
$202,029
Cap Rate 9%
$157,133
Alternative Uses
Best Use
Multifamily LT 5
$202.0K
$176.8K – $235.7K
NOI $14,142 @ 7.0% cap · market cap 3.98%
Second Best
Apartment 5plus
$188.1K
$164.6K – $219.5K
NOI $13,170 @ 7.0% cap · market cap 3.71%
Theoretical Best
Office A
$347.3K
$303.9K – $405.2K
NOI $24,312 @ 7.0% cap · market cap 6.85%
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
189
Businesses Nearby
Explore this area
Business Placement
Demographics for 83202, ID
24,441
Population
8,866
Households
2.8
Avg Household Size
34
Median Age
23%
College-Educated
93%
High-School Grad
166.8 sq mi
ZIP Area
147
Density / Sq Mi
$68,118
Median Household Income
$39,341
Median Earnings
$941
Median Rent
$300,600
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 residential units offer separate electrical meters, laundry hookups, and fenced outdoor space.
Where is this duplex located?
The property is located at 586 Boyd Chubbuck, ID.
What is the asking price?
The asking price for this property is $355,000.
What are key features of this property?
This property features: 2,096‑square‑foot duplex with two 2‑bedroom, 1‑bathroom units; Upper unit updated with fresh paint, new carpet, light fixtures, closet doors, and a refurbished deck; Separate electrical meters serve each unit
