Turnkey Fourplex with
For Sale
$950,000
1805 Overland Rd. Building 35, Meridian, ID 83642
Well-maintained fourplex with split floor plans, in-unit washer/dryer, and private patio or balcony with extra storage.
Property Size3,380 SF
Price / SF$281.07
Days on Market17
Property Features for 1805 Overland Rd. Building 35
General Information
Standard status
Active
Size
3,380 SF
Property subtype
Multi Family Home
Additional Details
Highway Access
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$6,907
Amenities
clubhouse
seasonal pool
24-hour fitness center
playground
private patio or balcony
extra storage
8
4.00
Building Details
Year Built
2005
Tenancy
Multi
Listing Agency:
KW Commercial
(208) 672-9000
Listed By:
Tricia Callies · License #AB18477
Source:
Clearwaterproperties
Added: Jul 26
Changed: Aug 9
Last Checked: Aug 4 at 4:48AM
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 KW Commercial
Investment Insights
Based on property information with market context.
This well-maintained fourplex is presented as a turnkey investment opportunity within the established Sagecrest community. Each unit features functional split floor plans and in-unit convenience, including full-size side-by-side washer/dryer, along with a dishwasher, microwave, and refrigerator. Units also offer central air conditioning and a private patio or balcony with extra storage.
Sagecrest community residents have access to shared amenities including a fully furnished clubhouse for resident events, a seasonal pool, a 24-hour fitness center, and a playground. The property is located just minutes from I-84 and Eagle Road, with nearby shopping, dining, and entertainment in South Meridian.
The listing also notes that Building 40 is separately listed for sale.
Sagecrest community residents have access to shared amenities including a fully furnished clubhouse for resident events, a seasonal pool, a 24-hour fitness center, and a playground. The property is located just minutes from I-84 and Eagle Road, with nearby shopping, dining, and entertainment in South Meridian.
The listing also notes that Building 40 is separately listed for sale.
Key Highlights
- Well‑maintained fourplex built in 2005 with 8 bedrooms and 4 bathrooms total
- Each unit includes split floor plans and a private patio or balcony with extra storage
- In‑unit laundry in every unit with full‑size side‑by‑side washer/dryer
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
$36,719
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
3.87%
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%
$734,380
$734.4K
Cap Rate 7%
$524,557
$524.6K
Cap Rate 9%
$407,989
$408.0K
Market Conditions
NOI Build-Up for 3,380 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
$54.8K $16.20/SF
− Vacancy
−$2.3K −$0.68/SF
EGI
$52.5K $15.52/SF
− OpEx
−$15.7K −$4.66/SF
NOI
$36.7K $10.86/SF
Area
Meridian, ID
Vacancy
4.20%
Lease Rate
$16.20 /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%
$734,380
Cap Rate 7%
$524,557
Cap Rate 9%
$407,989
Alternative Uses
Best Use
Multifamily LT 5
$524.6K
$459.0K – $612.0K
NOI $36,719 @ 7.0% cap · market cap 3.87%
Second Best
Apartment 5plus
$484.4K
$423.8K – $565.1K
NOI $33,907 @ 7.0% cap · market cap 3.57%
Theoretical Best
Office A
$892.0K
$780.5K – $1.04M
NOI $62,438 @ 7.0% cap · market cap 6.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,056
Businesses Nearby
Explore this area
Business Placement
Demographics for 83642, ID
55,465
Population
22,700
Households
2.4
Avg Household Size
35
Median Age
44%
College-Educated
95%
High-School Grad
41.5 sq mi
ZIP Area
1,337
Density / Sq Mi
$96,361
Median Household Income
$45,824
Median Earnings
$1,629
Median Rent
$492,300
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 - Well-maintained fourplex with split floor plans, in-unit washer/dryer, and private patio or balcony with extra storage.
Where is this quadplex located?
The property is located at 1805 Overland Rd. Building 35 Meridian, ID.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Well‑maintained fourplex built in 2005 with 8 bedrooms and 4 bathrooms total; Each unit includes split floor plans and a private patio or balcony with extra storage; In‑unit laundry in every unit with full‑size side‑by‑side washer/dryer
