Single-Level
For Sale
$769,500
1334 Elmwood Circle, Twin Falls, ID 83301
Residential Income, Twin Falls, ID
Property Size3,960 SF
Price / SF$194.32
Days on Market9
Property Features for 1334 Elmwood Circle
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bathroom 2, Bedroom 6, Bathroom 3, Bedroom 5, Bathroom 4, Bedroom 2, Bedroom 7, Bedroom 4, Bathroom 1, Bedroom 3, Bedroom 8
Parking
1
Appliances
Disposal (No Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (Some Units)
Subdivision
0 Not Applic.
Lot features
10000 S F - .49
Elementary school
Sawtooth
Middle school
OLeary
High school
Twin Falls
Elementary school district
Twin Falls School District #411
Middle school district
Twin Falls School District #411
High school district
Twin Falls School District #411
Directions
Filer Ave East then S on Elm St. then East on Elmwood Circle. Located on a quiet dead end cul-de-sac.
Standard status
Active
APN
RPT168100011AA
Size
3,960 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
TWIN FALLS ELMWOOD SUBD LOT 11; W 50' LOT 12 (10-10-17 SW)
Tax Annual Amount
4176
Legal Description
TWIN FALLS ELMWOOD SUBD LOT 11; W 50' LOT 12 (10-10-17 SW)
Utilities
Heating system
Natural Gas, Forced Air
Amenities
covered front patio and private back patio and yard area
mature landscaping
Building Details
Year built
1963
Number of units
4
Flooring type
Laminate
Building materials
Brick, Frame, Vinyl Siding
Roof type
Composition
Listing Agency:
Berkshire Hathaway HomeServices Idaho Homes & Properties · Prudential Real Estate
(208) 733-5336
Listed By:
Mandi Riddle · License #DB32412
(208) 539-1230
Added: Aug 14
Changed: Aug 20
Last Checked: Aug 22 at 2:06PM
MLS# 98997509
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.
Investment Insights
Based on property information with market context.
This 1963 quadplex contains 3,960 square feet across four single-level units, each arranged with 2 bedrooms and 1 bathroom. Every residence includes a covered front patio plus a private rear patio and yard area. Individual furnaces and water heaters are accessible through the full basement. Brick, frame, and vinyl siding construction, laminate flooring, composition roofing, forced-air natural gas heat, and select in-unit laundry equipment are documented. Stoves and refrigerators are provided in all units.
The property is located at 1334 Elmwood Circle in Twin Falls, Idaho, within a cul-de-sac setting. All four units are currently occupied. The owner pays city water, sewer, trash, and yard maintenance. Current rents produce an approximate 6.7% cap rate, while projected market rents indicate a cap rate over 7.2%.
The property is located at 1334 Elmwood Circle in Twin Falls, Idaho, within a cul-de-sac setting. All four units are currently occupied. The owner pays city water, sewer, trash, and yard maintenance. Current rents produce an approximate 6.7% cap rate, while projected market rents indicate a cap rate over 7.2%.
Key Highlights
- Four‑unit property with 3,960 square feet of total building area
- Each unit includes 2 bedrooms, 1 bathroom, and approximately 740 sq. ft.
- All four units are currently occupied
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
$36,532
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
4.75%
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%
$730,640
$730.6K
Cap Rate 7%
$521,886
$521.9K
Cap Rate 9%
$405,911
$405.9K
Market Conditions
NOI Build-Up for 3,960 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
$54.6K $13.80/SF
− Vacancy
−$2.5K −$0.62/SF
EGI
$52.2K $13.18/SF
− OpEx
−$15.7K −$3.95/SF
NOI
$36.5K $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%
$730,640
Cap Rate 7%
$521,886
Cap Rate 9%
$405,911
Alternative Uses
Best Use
Multifamily LT 5
$521.9K
$456.7K – $608.9K
NOI $36,532 @ 7.0% cap · market cap 4.75%
Second Best
Apartment 5plus
$469.6K
$410.9K – $547.8K
NOI $32,869 @ 7.0% cap · market cap 4.27%
Theoretical Best
Specialty Retail
$908.4K
$794.9K – $1.06M
NOI $63,591 @ 7.0% cap · market cap 8.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,224
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 occupied residences offer private outdoor areas, individual mechanical access, and a shared full basement.
Where is this quadplex located?
The property is located at 1334 Elmwood Circle Twin Falls, ID.
What is the asking price?
The asking price for this property is $769,500.
What are key features of this property?
This property features: Four‑unit property with 3,960 square feet of total building area; Each unit includes 2 bedrooms, 1 bathroom, and approximately 740 sq. ft.; All four units are currently occupied
