Duplex with Private Fenced
For Sale
$549,900
1510 Hale, Boise, ID 83706
Two-unit duplex with mini-split climate control, in-unit laundry, dedicated parking, and a fully fenced private backyard, no HOA.
Property Size1,422 SF
Price / SF$386.71
Days on Market67
Property Features for 1510 Hale
General Information
Standard status
Active
Size
1,422 SF
Total Parking Spaces
4
Property subtype
Duplex
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,058
Amenities
Garage: Attached
4
2.00
Attached
Building Details
Year Built
1940
Listing Agency:
Homes of Idaho
(208) 442-1530
Listed By:
Jeffrey Wills · License #AB39350
Source:
Clearwaterproperties
Added: Jun 25
Changed: Aug 21
Last Checked: Aug 25 at 5:18AM
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 Homes of Idaho
Investment Insights
Based on property information with market context.
This duplex offers two separate residential units designed for flexibility, whether you’re planning to house family on one side and rent the other or operate both as income units. One unit is a 3-bedroom, 1-bath layout with an attached 1-car garage, and the second unit is a 1-bedroom, 1-bath configuration. Both units are equipped with mini split heating and cooling systems, stackable washer and dryer sets, and refrigerators. The property also includes a fully fenced private backyard for outdoor use, along with an additional storage building for tools, bikes, or equipment.
The home is described as well located just blocks from Boise State University and minutes from Downtown Boise, with easy access to the Boise River as well. Parking is set up for everyday convenience with four dedicated parking spaces plus abundant street parking. The property is noted as having no HOA.
For buyers looking for a straightforward duplex with self-contained living spaces, this layout provides two distinct unit options along with practical on-site amenities like dedicated parking, private outdoor area, and in-unit laundry. The attached garage and fenced yard add day-to-day functionality, while the compact, manageable duplex format can fit a range of owner-occupant and investor plans.
The home is described as well located just blocks from Boise State University and minutes from Downtown Boise, with easy access to the Boise River as well. Parking is set up for everyday convenience with four dedicated parking spaces plus abundant street parking. The property is noted as having no HOA.
For buyers looking for a straightforward duplex with self-contained living spaces, this layout provides two distinct unit options along with practical on-site amenities like dedicated parking, private outdoor area, and in-unit laundry. The attached garage and fenced yard add day-to-day functionality, while the compact, manageable duplex format can fit a range of owner-occupant and investor plans.
Key Highlights
- Duplex with 2 separate units: 4 total bedrooms and 2 bathrooms
- Unit mix includes a 3 bed/1 bath unit plus a 1 bed/1 bath unit
- Mini‑split heating and cooling in both units
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
$17,140
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
3.12%
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%
$342,800
$342.8K
Cap Rate 7%
$244,857
$244.9K
Cap Rate 9%
$190,444
$190.4K
Market Conditions
NOI Build-Up for 1,422 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
$24.7K $17.40/SF
− Vacancy
−$257 −$0.18/SF
EGI
$24.5K $17.22/SF
− OpEx
−$7.3K −$5.17/SF
NOI
$17.1K $12.05/SF
Area
Ada County, ID
Vacancy
1.04%
Lease Rate
$17.40 /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%
$342,800
Cap Rate 7%
$244,857
Cap Rate 9%
$190,444
Alternative Uses
Best Use
Multifamily LT 5
$244.9K
$214.3K – $285.7K
NOI $17,140 @ 7.0% cap · market cap 3.12%
Second Best
Apartment 5plus
$213.5K
$186.8K – $249.1K
NOI $14,945 @ 7.0% cap · market cap 2.72%
Theoretical Best
Office A
$392.7K
$343.6K – $458.2K
NOI $27,490 @ 7.0% cap · market cap 5.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,067
Businesses Nearby
Explore this area
Business Placement
Demographics for 83706, ID
34,446
Population
15,992
Households
2.2
Avg Household Size
31
Median Age
57%
College-Educated
95%
High-School Grad
7.4 sq mi
ZIP Area
4,655
Density / Sq Mi
$81,101
Median Household Income
$33,331
Median Earnings
$1,378
Median Rent
$488,900
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?
Duplex - Two-unit duplex with mini-split climate control, in-unit laundry, dedicated parking, and a fully fenced private backyard, no HOA.
Where is this duplex located?
The property is located at 1510 Hale Boise, ID.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Duplex with 2 separate units: 4 total bedrooms and 2 bathrooms; Unit mix includes a 3 bed/1 bath unit plus a 1 bed/1 bath unit; Mini‑split heating and cooling in both units
