Maintained 4-Unit
For Sale
$769,500
1334 Elmwood Circle, Twin Falls, ID 83301
Four single-level residences offer private outdoor areas and individual mechanical access.
Property Size3,960 SF
Price / SF$194.32
Days on Market8
Property Features for 1334 Elmwood Circle
General Information
Standard status
Active
Size
3,960 SF
Property subtype
Quadruplex
Occupancy
100%
Additional Details
Cap Rate
6.7%
Multifamily Units
4
Amenities
covered front patio
private back patio and yard area
mature landscaping
Lot Features: 10000SF - .49, Lot Size Units: Acres
Fencing: Partial
Tax Annual Amount: 4175.82, Tax Legal Description: TWIN FALLS ELMWOOD SUBD LOT 11; W 50' LOT 12 (10-10-17 SW), Tax Year: 2025
Flooring: Laminate
Gross Scheduled Income: 5400, Net Operating Income: 52156
Cooling: None
Heating: Forced Air, Natural Gas, Heating YN: t
Laundry Features: Washer/Dryer Hookups (All Units)
Listing Id: 98997509, Listing Service: Full Service, Listing Terms: Cash, Conventional, List Price: 769500, Mls Status: Active, Number Of Units Total: 4, Standard Status: Active, Total Actual Rent: 5095
Parking Total: 1
Elementary School: Sawtooth, Elementary School District: Twin Falls School District #411, High School: Twin Falls, High School District: Twin Falls School District #411, Middle Or Junior School: OLeary, Middle Or Junior School District: Twin Falls School District #411
Bedrooms Total: 8
Above Grade Finished Area Units: Square Feet, Below Grade Finished Area Units: Square Feet, Building Area Total: 3960, Building Area Units: Square Feet, Construction Materials: Brick, Frame, Vinyl Siding, Living Area: 3960, Living Area Units: Square Feet, Year Built: 1963
Insurance Expense: 1490, Operating Expense: 8483, Other Expense: 1429
City: Twin Falls, Coordinates: -114.45681286, 42.5691842, Country: US, County Or Parish: Twin Falls, Directions: Filer Ave East then S on Elm St. then East on Elmwood Circle. Located on a quiet dead end cul-de-sac., Latitude: 42.5691842, Longitude: -114.45681286, Postal Code: 83301, State Or Province: ID, Street Name: Elmwood Circle, Street Number: 1334, Street Number Numeric: 1334, Subdivision Name: 0 Not Applic., Unparsed Address: 1334 Elmwood Circle, Twin Falls ID 83301
Current Use: 2-4 Units, Farm Land Area Units: Square Feet, Leasable Area Units: Square Feet, Parcel Number: RPT168100011AA, Property Sub Type: Quadruplex, Property Type: Residential Income
Bathrooms Total Integer: 4
Electric: Unit 1 Separate Meter, Unit 2 Separate Meter, Unit 3 Separate Meter, Unit 4 Separate Meter, Gas: Unit 1 Separate Meter, Unit 2 Separate Meter, Unit 3 Separate Meter, Unit 4 Separate Meter, Utilities: Sewer Connected
Irrigation Source: Irrigation District: No, Water Source: City Service
Appliances: Disposal (No Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (Some Units)
Building Details
Year Built
1963
Buildings
1
Listing Agency:
Berkshire Hathaway HomeServices Idaho Homes & Properties
(208) 539-1230
Listed By:
Mandi Riddle · License #DB32412
(208) 539-1230
Source:
Thgboise
Added: Aug 14
Changed: Aug 21
Last Checked: Aug 21 at 9:15AM
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 Berkshire Hathaway HomeServices Idaho Homes & Properties
Investment Insights
Based on property information with market context.
Located at 1334 Elmwood Circle in Twin Falls, this four-unit residential property was built in 1963 and is arranged around a quiet cul-de-sac setting. Each residence is single level with two bedrooms, one bathroom, approximately 740 sq. ft., a covered front patio, and a private rear patio and yard area.
The property includes mature landscaping and a full basement with access to each unit’s individual furnace and water heater. All four units are currently occupied, and the property has an established rental history. The owner presently covers city water, sewer, trash, and yard maintenance. Current rents reflect an approximate 6.7% cap rate, while projected market rents indicate a potential cap rate exceeding 7.2%.
The property includes mature landscaping and a full basement with access to each unit’s individual furnace and water heater. All four units are currently occupied, and the property has an established rental history. The owner presently covers city water, sewer, trash, and yard maintenance. Current rents reflect an approximate 6.7% cap rate, while projected market rents indicate a potential cap rate exceeding 7.2%.
Key Highlights
- Four‑unit property with all residences currently occupied
- Each unit includes 2 bedrooms, 1 bathroom, and approximately 740 sq. ft.
- Single‑level layouts with covered front patios and private back patios and yards
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
1,282
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 single-level residences offer private outdoor areas and individual mechanical access.
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 all residences currently occupied; Each unit includes 2 bedrooms, 1 bathroom, and approximately 740 sq. ft.; Single‑level layouts with covered front patios and private back patios and yards
