Updated Duplex with Long-Term
For Sale
$580,000
1827 & 1829 W Dorian St, Boise, ID 83705
Occupied units provide rental continuity with options for continued leasing or owner occupancy.
Property Size1,920 SF
Price / SF$302.08
Days on Market53
Property Features for 1827 & 1829 W Dorian St
General Information
Standard status
Active
Size
1,920 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Building Details
Year Built
1977
Listing Agency:
(208) 278-6880
Listed By:
City of Trees Real Estate
(208) 278-6880
Source:
Realestate-idaho
Added: Jul 12
Changed: Aug 31
Last Checked: Sep 1 at 6:09PM
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 City of Trees Real Estate
Investment Insights
Based on property information with market context.
Located at 1827 & 1829 W Dorian St, this 1,920-square-foot duplex was built in 1977 and is currently occupied by long-term tenants. The property includes two residential units and can support continued rental use or an owner-occupant arrangement, subject to the buyer’s plans and applicable requirements.
Recent improvements include new heat pumps in both units, remodeled bathrooms, updated light fixtures, new kitchen sinks, painted exterior doors and shutters, and fresh interior paint in Unit 1829. The property is positioned minutes from Boise State University and Downtown Boise. Buyers may also investigate with the City of Boise whether a detached Accessory Dwelling Unit could be added; any such opportunity requires independent verification.
Recent improvements include new heat pumps in both units, remodeled bathrooms, updated light fixtures, new kitchen sinks, painted exterior doors and shutters, and fresh interior paint in Unit 1829. The property is positioned minutes from Boise State University and Downtown Boise. Buyers may also investigate with the City of Boise whether a detached Accessory Dwelling Unit could be added; any such opportunity requires independent verification.
Key Highlights
- 1,920‑square‑foot duplex at 1827 & 1829 W Dorian St
- Both units are occupied by long‑term tenants
- New heat pumps installed 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
$23,142
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
3.99%
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%
$462,840
$462.8K
Cap Rate 7%
$330,600
$330.6K
Cap Rate 9%
$257,133
$257.1K
Market Conditions
NOI Build-Up for 1,920 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
$33.4K $17.40/SF
− Vacancy
−$347 −$0.18/SF
EGI
$33.1K $17.22/SF
− OpEx
−$9.9K −$5.17/SF
NOI
$23.1K $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%
$462,840
Cap Rate 7%
$330,600
Cap Rate 9%
$257,133
Alternative Uses
Best Use
Multifamily LT 5
$330.6K
$289.3K – $385.7K
NOI $23,142 @ 7.0% cap · market cap 3.99%
Second Best
Apartment 5plus
$288.3K
$252.3K – $336.3K
NOI $20,180 @ 7.0% cap · market cap 3.48%
Theoretical Best
Office A
$530.2K
$464.0K – $618.6K
NOI $37,117 @ 7.0% cap · market cap 6.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,023
Businesses Nearby
Explore this area
Business Placement
Demographics for 83705, ID
27,756
Population
13,228
Households
2.1
Avg Household Size
35
Median Age
38%
College-Educated
93%
High-School Grad
16.2 sq mi
ZIP Area
1,713
Density / Sq Mi
$62,605
Median Household Income
$37,283
Median Earnings
$1,166
Median Rent
$378,800
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 - Occupied units provide rental continuity with options for continued leasing or owner occupancy.
Where is this duplex located?
The property is located at 1827 & 1829 W Dorian St Boise, ID.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: 1,920‑square‑foot duplex at 1827 & 1829 W Dorian St; Both units are occupied by long‑term tenants; New heat pumps installed in both units
