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    Turn-Key Tri-Plex Income Property Title is generated by Realmo AI

    1818 W Washington St, Boise, ID 83702

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    For Sale
    $630,990

    MULTI_FAMILY - Boise, ID

    Property size:
    1,592 SF
    Lot size:
    0.14 Acres
    Price / SF:
    $396/SF
    Added:
    Jun 2, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 3 at 1:06 am

    Property Features for 1818 W Washington St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    3
    Bathrooms
    3
    Rooms
    Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 3, Bedroom 2, Bathroom 1
    Standard status
    Active
    APN
    R5538912030
    Size
    1,592 SF
    Lot size
    0.14 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    LOT 2 BLK 18 MCCARTYS ADD
    Tax Annual Amount
    5966

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1900
    Number of units
    3
    Building materials
    Frame, Wood Siding
    Roof type
    Composition

    We can help!

    Listing Contact
    Matt Bauscher

    Listing agent Matt Bauscher License #SP40991

    Listing office Amherst Madison 592 N Benjamin Ln, Boise, ID

    Listing date Jun 2, 2026

    MLS# 98988678 Listing URL

    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.

    HighLights

    • Tri‑plex in Boise’s Historic North End with 1 large main‑level unit plus two upstairs 1‑bedroom units
    • All units have fresh paint, new LVP flooring, contemporary lighting, and updated kitchens and full bathrooms
    • Updated HVAC and central air, plus forced‑air heating; newer roof and composition roof
    • Tenants share a large main‑floor laundry room
    • Fully fenced expansive backyard with plans to potentially add garages and a fourth unit/ADU
    • Projected rental income of approximately $4,100 per month

    Overview

    This rare turn-key tri-plex offers a clean, investor-ready setup with thoughtful modern upgrades throughout. The spacious main-level unit includes a large living/dining room, a full kitchen, a large bedroom with an en-suite bath, and an adjacent room that can serve as a guest bedroom or office. Upstairs, there are two fully equipped one-bedroom units, each with updated kitchens and full bathrooms. Recent improvements include fresh paint, new LVP flooring, contemporary lighting, updated kitchens, a newer roof, and updated HVAC. Tenants also share a large main-floor laundry room. The fully-fenced backyard adds real flexibility, including plans to potentially add garages and a fourth unit/ADU.

    Located in Boise’s Historic North End, the property is positioned just minutes from Hyde Park, Camel’s Back Park, and downtown, making it convenient for tenants and appealing for long-term rental demand.

    With three move-in or rent-ready residences already in place, this is well-suited for buyers seeking immediate income without extensive renovations. The fenced outdoor space and stated plans for potential additional units also support a practical path for future upside while keeping the existing property fully operational.
    Property Profile Location Intelligence

    Current Use by Public Records

    Triplexes

    Suggested Use

    Real Estate Agency Restaurant Dental Office Spa & Massage Center Hair Salon Law Firm Nail Salon Building Supply Daycare Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boise
    County
    Ada
    State
    Idaho
    Longitude
    -116.2122021
    Latitude
    43.6260214

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    FAQs

    What type of property is this?
    Triplex - Move-in or rent-ready tri-plex with updated interiors, shared laundry, and a fenced backyard with potential for expansion.
    Where is this triplex located?
    The property is located at 1818 W Washington St Boise, ID.
    What is the asking price?
    The asking price for this property is $630,990.
    What are key features of this property?
    This property features: Tri‑plex in Boise’s Historic North End with 1 large main‑level unit plus two upstairs 1‑bedroom units; All units have fresh paint, new LVP flooring, contemporary lighting, and updated kitchens and full bathrooms; Updated HVAC and central air, plus forced‑air heating; newer roof and composition roof
    (208) 330-8515
    We can help!
    Listing Contact
    Matt Bauscher
    Real Estate License ID: SP40991
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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