Single-Family Income
For Sale
$825,796
13366 N Spring Creek Way, Boise, ID 83714
Residential Income, Boise, ID
Property Size2,456 SF
Lot Size0.13 Acres
Price / SF$336.24
Days on Market48
Property Features for 13366 N Spring Creek Way
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Bedrooms
3
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 1, Bedroom 2, Bathroom 2, Bedroom 3, Bathroom 3
Parking
3
Interior features
Walk In Shower
Appliances
Stove/Range (All Units), Refrigerator (No Units), Washer/Dryer (No Units)
Subdivision
Dry Creek Ranch
Lot features
Small Lot 5999 S F, Sidewalks
Elementary school
Seven Oaks
Middle school
Eagle Middle
High school
Eagle
Elementary school district
West Ada School District
Middle school district
West Ada School District
High school district
West Ada School District
Directions
From highway 55 turn S on Spring Creek Way. Home is on the right.
Standard status
Active
APN
R1936270640
Size
2,456 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
LOT 06 BLK 07 DRY CREEK RANCH VILLAGE NO 03
HOA Fee
$2,040 Annually
Legal Description
LOT 06 BLK 07 DRY CREEK RANCH VILLAGE NO 03
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Amenities
clubhouse
pool
gym
sport courts
Building Details
Year built
2026
Number of units
1
Flooring type
Engineered
Building materials
Frame, HardiPlank Type
Roof type
Composition
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Truely Loescher · License #SP43494
(208) 901-4849
Added: Jul 9
Changed: Aug 24
Last Checked: Aug 25 at 1:06AM
MLS# 98993270
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 single-family residence offers a covered porch leading into a well-lit office just off the foyer. The entry opens to an open floorplan connecting the great room and gourmet kitchen, with the great room anchored by a platform fireplace and opening to views of a covered patio. The kitchen includes a spacious island, handsome cabinetry, and a walk-in pantry.
Upstairs, the large primary suite features a fully tiled shower and a walk-in closet. The second floor also includes three additional bedrooms and a loft with a balcony.
Located near the community clubhouse, the home is positioned within Dry Creek Ranch, which includes a pool, gym, and sport courts.
Upstairs, the large primary suite features a fully tiled shower and a walk-in closet. The second floor also includes three additional bedrooms and a loft with a balcony.
Located near the community clubhouse, the home is positioned within Dry Creek Ranch, which includes a pool, gym, and sport courts.
Key Highlights
- Under construction, Sherman home with estimated Year Built of 2026
- Open floorplan connecting the great room and gourmet kitchen, plus views to the covered patio
- Kitchen with spacious island and walk‑in pantry
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
$25,813
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
3.13%
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%
$516,260
$516.3K
Cap Rate 7%
$368,757
$368.8K
Cap Rate 9%
$286,811
$286.8K
Market Conditions
NOI Build-Up for 2,456 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
$47.4K $19.32/SF
− Vacancy
−$517 −$0.21/SF
EGI
$46.9K $19.11/SF
− OpEx
−$21.1K −$8.60/SF
NOI
$25.8K $10.51/SF
Area
Ada County, ID
Vacancy
1.09%
Lease Rate
$19.32 /SF/Yr
Expense Ratio
45.00%
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%
$516,260
Cap Rate 7%
$368,757
Cap Rate 9%
$286,811
Alternative Uses
Best Use
Apartment 5plus
$368.8K
$322.7K – $430.2K
NOI $25,813 @ 7.0% cap · market cap 3.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$678.3K
$593.5K – $791.3K
NOI $47,479 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Explore this area
Business Placement
Demographics for 83714, ID
26,181
Population
11,672
Households
2.2
Avg Household Size
43
Median Age
45%
College-Educated
94%
High-School Grad
54.2 sq mi
ZIP Area
483
Density / Sq Mi
$86,114
Median Household Income
$43,867
Median Earnings
$1,384
Median Rent
$468,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Two-story home features a covered porch, open great room and gourmet kitchen, plus a primary suite with tiled shower and walk-in closet.
Where is this single family property located?
The property is located at 13366 N Spring Creek Way Boise, ID.
What is the asking price?
The asking price for this property is $825,796.
What are key features of this property?
This property features: Under construction, Sherman home with estimated Year Built of 2026; Open floorplan connecting the great room and gourmet kitchen, plus views to the covered patio; Kitchen with spacious island and walk‑in pantry
