Duplex with Private Fenced
For Sale
$549,900
1510 W Hale, Boise, ID 83706
Residential Income, Boise, ID
Property Size1,422 SF
Lot Size0.07 Acres
Price / SF$386.71
Days on Market89
Property Features for 1510 W Hale
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 3
Parking
4
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
Dundee
Lot features
Small Lot 5999 S F
Elementary school
Garfield
Middle school
East Jr
High school
Timberline
Elementary school district
Boise School District #1
Middle school district
Boise School District #1
High school district
Boise School District #1
Directions
From Broadway W. on Hale
Standard status
Active
APN
R1955000476
Size
1,422 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
E, 65FT, OF LOTS 17 & 18 BLK 6 Dundee 1st Sub.
Tax Annual Amount
4058
Legal Description
E, 65FT, OF LOTS 17 & 18 BLK 6 Dundee 1st Sub.
Utilities
Heating system
Ductless (Heating)
Cooling system
Zoned, Ductless
Amenities
fully fenced private backyard
additional storage building
Building Details
Year built
1940
Number of units
2
Building materials
Frame, Wood Siding
Roof type
Composition
Listing Agency:
Homes of Idaho
(208) 442-8500
Listed By:
Jeffrey Wills · License #AB39350
(208) 631-8775
Added: Jun 17
Changed: Sep 12
Last Checked: Sep 13 at 6:06PM
MLS# 98990606
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 1,422-square-foot duplex, built in 1940, contains two separate residences with distinct layouts. The larger unit has three bedrooms, one bathroom, and an attached one-car garage; the second offers one bedroom and one bathroom. Both units are equipped with ductless heating and cooling, stackable washer and dryer sets, refrigerators, stoves/ranges, and disposals. Frame construction, wood siding, and a composition roof complete the improvements.
The 0.07-acre property includes a fully enclosed private backyard, a separate storage building, four dedicated parking spaces, and additional street parking. Its Boise setting places the property near Boise State University, Downtown Boise, and the Boise River. There is no HOA.
The 0.07-acre property includes a fully enclosed private backyard, a separate storage building, four dedicated parking spaces, and additional street parking. Its Boise setting places the property near Boise State University, Downtown Boise, and the Boise River. There is no HOA.
Key Highlights
- Two‑unit duplex with 3‑bedroom and 1‑bedroom residences
- 1,422 square feet on a 0.07‑acre lot
- Larger unit includes an attached 1‑car garage
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
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Current Use
Lease Details
2
Residential units
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two independent residences offer flexible occupancy, on-site parking, laundry, and ductless heating and cooling without an HOA.
Where is this duplex located?
The property is located at 1510 W 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: Two‑unit duplex with 3‑bedroom and 1‑bedroom residences; 1,422 square feet on a 0.07‑acre lot; Larger unit includes an attached 1‑car garage
