Occupied Quadplex with Laundry
New
For Sale
$594,900
1403 8th Ave E, Twin Falls, ID 83301
Four occupied units offer established rental history and multiple residential use configurations.
Property Size3,004 SF
Price / SF$198.04
Days on Market7
Property Features for 1403 8th Ave E
General Information
Standard status
Active
Size
3,004 SF
Property subtype
Quadruplex
Occupancy
100%
Additional Details
Multifamily Units
4
Amenities
washer/dryer hookups
Lot Features: 10000SF - .49, Garden, R.V. Parking, Lot Size Units: Acres
Fencing: Partial
Tax Annual Amount: 3636, Tax Legal Description: Twin Falls Murtaugh Orchard Addn. Lot1;lotH Block 8 1/2, Tax Year: 2025
Flooring: Laminate
Covered Spaces: 2, Garage Spaces: 2, Garage YN: t, Open Parking YN: t
Gross Scheduled Income: 5800
Cooling: Wall/Window Unit(s), Cooling YN: t
Heating: Electric, Forced Air, Natural Gas, Fireplace(s), Heating YN: t
Laundry Features: Washer/Dryer Hookups (All Units)
Listing Id: 98998602, Listing Service: Full Service, Listing Terms: Cash, Conventional, Private Financing Available, List Price: 594900, Mls Status: New, Number Of Units Total: 4, Standard Status: Active, Total Actual Rent: 5150
Parking Features: Two Car, Detached, RV Access/Parking, Finished Driveway, Parking Total: 5
Elementary School: Morningside, 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: 5
Above Grade Finished Area Units: Square Feet, Below Grade Finished Area Units: Square Feet, Building Area Total: 3004, Building Area Units: Square Feet, Construction Materials: Frame, Vinyl Siding, Living Area: 3004, Living Area Units: Square Feet, Year Built: 1950
Insurance Expense: 2352, Other Expense: 6000
City: Twin Falls, Coordinates: -114.456414, 42.558381, Country: US, County Or Parish: Twin Falls, Directions: From Locust St turn West on 8th Ave E, Property is on corner of 8th Ave E and Walnut, Latitude: 42.558381, Longitude: -114.456414, Postal Code: 83301, State Or Province: ID, Street Name: 8th Ave E, Street Number: 1403, Street Number Numeric: 1403, Subdivision Name: 0 Not Applic., Unparsed Address: 1403 8th Ave E, Twin Falls ID 83301
Current Use: 2-4 Units, Farm Land Area Units: Square Feet, Leasable Area Units: Square Feet, Parcel Number: RPT3581085001A, Property Sub Type: Quadruplex, Property Type: Residential Income
Bathrooms Total Integer: 4
Electric: Unit 4 Separate Meter, Utilities: Sewer Connected
Fireplace YN: t
Irrigation Source: Irrigation District: No, Water Source: City Service
Appliances: Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Building Details
Year Built
1950
Listing Agency:
Berkshire Hathaway HomeServices Idaho Homes & Properties
(760) 535-5456
Listed By:
Veronica Xander · License #SP46600
(760) 535-5456
Source:
Thgboise
Added: Aug 25
Changed: Aug 29
Last Checked: Aug 30 at 6:22PM
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.
This 3,004-square-foot quadplex at 1403 8th Ave E in Twin Falls was built in 1950 and contains four residential units. All units are occupied by long-term tenants, providing an established rental history. Washer/dryer hookups are included in each unit. The three main units share utility meters, while the rear unit has a separate power meter and pays its own electricity.
The property previously operated as short-term rentals, creating an option to evaluate that use again. The configuration may also accommodate generational living, and the three main units could potentially be combined into one home. These features provide several residential operating and occupancy configurations within one property.
The property previously operated as short-term rentals, creating an option to evaluate that use again. The configuration may also accommodate generational living, and the three main units could potentially be combined into one home. These features provide several residential operating and occupancy configurations within one property.
Key Highlights
- Four‑unit residential property with all units occupied by long‑term tenants
- 3,004‑square‑foot quadplex built in 1950
- Washer/dryer hookups in every 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
$27,713
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
4.66%
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%
$554,260
$554.3K
Cap Rate 7%
$395,900
$395.9K
Cap Rate 9%
$307,922
$307.9K
Market Conditions
NOI Build-Up for 3,004 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
$41.5K $13.80/SF
− Vacancy
−$1.9K −$0.62/SF
EGI
$39.6K $13.18/SF
− OpEx
−$11.9K −$3.95/SF
NOI
$27.7K $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%
$554,260
Cap Rate 7%
$395,900
Cap Rate 9%
$307,922
Alternative Uses
Best Use
Multifamily LT 5
$395.9K
$346.4K – $461.9K
NOI $27,713 @ 7.0% cap · market cap 4.66%
Second Best
Apartment 5plus
$356.2K
$311.7K – $415.6K
NOI $24,934 @ 7.0% cap · market cap 4.19%
Theoretical Best
Specialty Retail
$689.1K
$603.0K – $804.0K
NOI $48,239 @ 7.0% cap · market cap 8.11%
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
828
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 units offer established rental history and multiple residential use configurations.
Where is this quadplex located?
The property is located at 1403 8th Ave E Twin Falls, ID.
What is the asking price?
The asking price for this property is $594,900.
What are key features of this property?
This property features: Four‑unit residential property with all units occupied by long‑term tenants; 3,004‑square‑foot quadplex built in 1950; Washer/dryer hookups in every unit
