4-Unit Downtown
For Sale
$619,000
413 & 415 3rd Ave N, Twin Falls, ID 83301
Four rental units with newer heating and central air in the front home.
Property Size3,135 SF
Price / SF$197.45
Days on Market38
Property Features for 413 & 415 3rd Ave N
General Information
Standard status
Active
Size
3,135 SF
Property subtype
Multi-Family
Additional Details
Gross Income
$61,200
Multifamily Units
4
Building Details
Year Built
1937
Listing Agency:
Berkshire Hathaway HomeServices Idaho Homes & Properties
(208) 490-7047
Listed By:
Ben Ramirez, Araceli Ramirez
Source:
Noplacelikeidaho
Added: Jul 25
Changed: Aug 29
Last Checked: Aug 30 at 6:43PM
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 Berkshire Hathaway HomeServices Idaho Homes & Properties
Investment Insights
Based on property information with market context.
Built in 1937, this 3,135-square-foot quadplex contains four rental units at 413 & 415 3rd Ave N. The front home has a newer gas furnace and central AC, providing updated mechanical features within the property. Mature trees and established landscaping add outdoor character around the building.
The property is situated in Downtown Twin Falls, near downtown dining, attractions, and activities. Its central position also provides access to other destinations across Twin Falls. The four-unit configuration offers a compact multifamily format for an income-producing residential property.
The property is situated in Downtown Twin Falls, near downtown dining, attractions, and activities. Its central position also provides access to other destinations across Twin Falls. The four-unit configuration offers a compact multifamily format for an income-producing residential property.
Key Highlights
- Four‑unit quadplex configuration
- 3,135 square feet built in 1937
- Newer gas furnace in the front home
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
$28,921
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
4.67%
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%
$578,420
$578.4K
Cap Rate 7%
$413,157
$413.2K
Cap Rate 9%
$321,344
$321.3K
Market Conditions
NOI Build-Up for 3,135 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
$43.3K $13.80/SF
− Vacancy
−$1.9K −$0.62/SF
EGI
$41.3K $13.18/SF
− OpEx
−$12.4K −$3.95/SF
NOI
$28.9K $9.23/SF
Area
Twin Falls County, ID
Vacancy
4.50%
Lease Rate
$13.80 /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%
$578,420
Cap Rate 7%
$413,157
Cap Rate 9%
$321,344
Alternative Uses
Best Use
Multifamily LT 5
$413.2K
$361.5K – $482.0K
NOI $28,921 @ 7.0% cap · market cap 4.67%
Second Best
Apartment 5plus
$371.7K
$325.3K – $433.7K
NOI $26,021 @ 7.0% cap · market cap 4.20%
Theoretical Best
Specialty Retail
$719.2K
$629.3K – $839.1K
NOI $50,343 @ 7.0% cap · market cap 8.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,321
Businesses Nearby
Explore this area
Business Placement
Demographics for 83301, ID
60,789
Population
24,466
Households
2.5
Avg Household Size
35
Median Age
24%
College-Educated
90%
High-School Grad
295.7 sq mi
ZIP Area
206
Density / Sq Mi
$62,388
Median Household Income
$36,276
Median Earnings
$1,011
Median Rent
$290,600
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?
Quadplex - Four rental units with newer heating and central air in the front home.
Where is this quadplex located?
The property is located at 413 & 415 3rd Ave N Twin Falls, ID.
What is the asking price?
The asking price for this property is $619,000.
What are key features of this property?
This property features: Four‑unit quadplex configuration; 3,135 square feet built in 1937; Newer gas furnace in the front home
