Duplex with Finished
New
For Sale
$269,000
1849 S Higbee Avenue, Idaho Falls, ID 83404
Residential Income, Idaho Falls, ID
Property Size1,152 SF
Lot Size0.15 Acres
Price / SF$233.51
Days on Market5
Property Features for 1849 S Higbee Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
General Zoning: Not Verified, Specific Zoning: Idaho Falls-Tn-Traditional Nbh
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 1
Basement
Exterior Entry, Finished, Full
Appliances
Common Water Heaters, Refrigerator, Oven, Stove
Subdivision
Brodbecks-Bon
Lot features
Established Lawn, Many Trees
Elementary school
Hawthorne 91EL
Middle school
Taylor View 91JH
High school
Idaho Falls 91HS
Directions
From E 17th St - Head S on Higbee to property address
Standard status
Active
APN
RPA0320008019A
Size
1,152 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S 65' LOTS 19-22, BLOCK 8, BRODBECKS
Tax Annual Amount
1927
Legal Description
S 65' LOTS 19-22, BLOCK 8, BRODBECKS
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1949
Number of units
2
Flooring type
Hardwood
Building materials
Frame, Metal Siding
Roof type
Metal
Listing Agency:
Keller Williams Realty East Idaho
(208) 529-8888
Listed By:
Ali Van Orden · License #SP50327
(208) 313-2644
Added: Sep 17
Last Checked: Sep 21 at 9:06AM
MLS# 2189290
Copyright © 2026 Snake River Regional MLS. 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 duplex offers 1,152 square feet on a 0.1492-acre lot, with a finished basement, second kitchen, and separate exterior entrance. Hardwood flooring appears through portions of the home, while frame construction, metal siding, and a metal roof define the exterior. The property was built in 1949 and includes natural gas forced-air heating, public water, and public sewer.
Located in Idaho Falls, the property is near shopping, dining, schools, parks, and everyday amenities. Included appliances are a refrigerator, oven, and stove, with common water heaters serving the property. The basement configuration adds usable space for household, guest, or rental applications supported by the existing layout.
Located in Idaho Falls, the property is near shopping, dining, schools, parks, and everyday amenities. Included appliances are a refrigerator, oven, and stove, with common water heaters serving the property. The basement configuration adds usable space for household, guest, or rental applications supported by the existing layout.
Key Highlights
- Duplex with 1,152 square feet of property size
- Finished basement with second kitchen
- Separate exterior entrance from the basement
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
$9,703
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
3.61%
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%
$194,060
$194.1K
Cap Rate 7%
$138,614
$138.6K
Cap Rate 9%
$107,811
$107.8K
Market Conditions
NOI Build-Up for 1,152 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
$14.5K $12.60/SF
− Vacancy
−$653 −$0.57/SF
EGI
$13.9K $12.03/SF
− OpEx
−$4.2K −$3.61/SF
NOI
$9.7K $8.42/SF
Area
Bonneville County, ID
Vacancy
4.50%
Lease Rate
$12.60 /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%
$194,060
Cap Rate 7%
$138,614
Cap Rate 9%
$107,811
Alternative Uses
Best Use
Multifamily LT 5
$138.6K
$121.3K – $161.7K
NOI $9,703 @ 7.0% cap · market cap 3.61%
Second Best
Apartment 5plus
$125.4K
$109.7K – $146.3K
NOI $8,777 @ 7.0% cap · market cap 3.26%
Theoretical Best
Office A
$254.5K
$222.7K – $296.9K
NOI $17,816 @ 7.0% cap · market cap 6.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
423
Businesses Nearby
Explore this area
Business Placement
Demographics for 83404, ID
25,491
Population
9,606
Households
2.7
Avg Household Size
37
Median Age
35%
College-Educated
92%
High-School Grad
25.0 sq mi
ZIP Area
1,020
Density / Sq Mi
$79,211
Median Household Income
$36,802
Median Earnings
$1,013
Median Rent
$355,200
Median Home Value
Check the figures for this property
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 - Finished basement includes a second kitchen and separate exterior entrance for flexible occupancy arrangements.
Where is this duplex located?
The property is located at 1849 S Higbee Avenue Idaho Falls, ID.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: Duplex with 1,152 square feet of property size; Finished basement with second kitchen; Separate exterior entrance from the basement
