Duplex with Attached
New
For Sale
$569,900
1803 S 10th, Caldwell, ID 83605
H-D zoning and nearby office conversions present a possible commercial-use path, subject to City of Caldwell verification.
Property Size4,358 SF
Lot Size0.38 Acres
Price / SF$130.77
Days on Market2
Property Features for 1803 S 10th
General Information
Standard status
Active
Size
4,358 SF
Total Parking Spaces
3
Lot size
0.38 Acres
Property subtype
Multi-Family
Zoning
H-D
Units
Unit Mix
3BR/2BA, 2BR/1BA
Multifamily Units
2
Amenities
covered wraparound porch
covered patio
exposed-aggregate entertaining area
landscaped yard
painted-brick fireplace
hardwood floors
original staircase
ramp access
Building Details
Year Built
1907
Buildings
1
Listed By:
Jesse Taff
(208) 505-1301
Source:
Waypointidaho
Added: Sep 30
Last Checked: Sep 30 at 11:50AM
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 Jesse Taff
Investment Insights
Based on property information with market context.
This duplex combines a 1907 farmhouse with a legal attached ADU. The main residence offers 3 bedrooms, 2 bathrooms, an office, and 3,218 square feet; the additional unit has 2 bedrooms, 1 bathroom, and about 920 square feet. Original details in the farmhouse include hardwood floors, a staircase, a painted-brick fireplace, and a covered wraparound porch with ramp access. Recent updates to the ADU include paint, trim, and flooring.
The property occupies 0.38 acres directly across from West Valley Medical Center. H-D (Hospital District) zoning and conversions of neighboring properties to medical and professional offices indicate potential for commercial use, subject to verification with the City of Caldwell. The site is outside a historic district. Separate electric and water meters, a shared three-bay carport, and two driveways serve the property. The landscaped outdoor area includes mature evergreens, a covered patio, and exposed-aggregate space.
The property occupies 0.38 acres directly across from West Valley Medical Center. H-D (Hospital District) zoning and conversions of neighboring properties to medical and professional offices indicate potential for commercial use, subject to verification with the City of Caldwell. The site is outside a historic district. Separate electric and water meters, a shared three-bay carport, and two driveways serve the property. The landscaped outdoor area includes mature evergreens, a covered patio, and exposed-aggregate space.
Key Highlights
- 0.38‑acre property directly across from West Valley Medical Center
- 1907 farmhouse with 3,218 sq ft, 3 bedrooms, 2 bathrooms, and an office
- Attached legal ADU with about 920 sq ft, 2 bedrooms, and 1 bathroom
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
$26,147
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
4.59%
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%
$522,940
$522.9K
Cap Rate 7%
$373,529
$373.5K
Cap Rate 9%
$290,522
$290.5K
Market Conditions
NOI Build-Up for 4,358 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
$38.7K $8.88/SF
− Vacancy
−$1.3K −$0.31/SF
EGI
$37.4K $8.57/SF
− OpEx
−$11.2K −$2.57/SF
NOI
$26.1K $6.00/SF
Area
Canyon County, ID
Vacancy
3.48%
Lease Rate
$8.88 /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%
$522,940
Cap Rate 7%
$373,529
Cap Rate 9%
$290,522
Alternative Uses
Best Use
Apartment 5plus
$894.6K
$782.8K – $1.04M
NOI $62,625 @ 7.0% cap · market cap 10.99%
Second Best
Multifamily LT 5
$373.5K
$326.8K – $435.8K
NOI $26,147 @ 7.0% cap · market cap 4.59%
Theoretical Best
Office A
$1.16M
$1.02M – $1.35M
NOI $81,253 @ 7.0% cap · market cap 14.26%
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
943
Businesses Nearby
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Business Placement
Demographics for 83605, ID
38,561
Population
14,197
Households
2.7
Avg Household Size
32
Median Age
14%
College-Educated
80%
High-School Grad
24.6 sq mi
ZIP Area
1,568
Density / Sq Mi
$60,657
Median Household Income
$31,806
Median Earnings
$973
Median Rent
$300,900
Median Home Value
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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 - H-D zoning and nearby office conversions present a possible commercial-use path, subject to City of Caldwell verification.
Where is this duplex located?
The property is located at 1803 S 10th Caldwell, ID.
What is the asking price?
The asking price for this property is $569,900.
What are key features of this property?
This property features: 0.38‑acre property directly across from West Valley Medical Center; 1907 farmhouse with 3,218 sq ft, 3 bedrooms, 2 bathrooms, and an office; Attached legal ADU with about 920 sq ft, 2 bedrooms, and 1 bathroom
