Duplex with Attached
For Sale
$524,000
1906 - 1908 N Allumbaugh St, Boise, ID 83704
Residential Income, Boise, ID
Property Size1,440 SF
Lot Size0.21 Acres
Price / SF$363.89
Days on Market128
Property Features for 1906 - 1908 N Allumbaugh St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
City of Boise-R-2
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 4, Bathroom 1, Bedroom 2, Bathroom 2, Bedroom 3
Parking
5
Parking features
Driveway
Appliances
Stove/Range (All Units), Refrigerator (All Units)
Subdivision
Hailey
Lot features
Standard Lot 6000-9999 S F, Sidewalks
Elementary school
Koelsch
Middle school
Fairmont
High school
Capital
Elementary school district
Boise School District #1
Middle school district
Boise School District #1
High school district
Boise School District #1
Directions
Fairview/Cole, E Fairview, N Allumbaugh St
Standard status
Active
APN
R3380820014
Size
1,440 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 1 BLK 1 HAILEY SUB #0010-R
Tax Annual Amount
4165
Legal Description
LOT 1 BLK 1 HAILEY SUB #0010-R
Utilities
Heating system
Forced Air, Electric (Heating)
Cooling system
Central Air
Building Details
Year built
1979
Number of units
2
Building materials
Brick, Frame, Wood Siding
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Matt Tidd · License #2171897
(208) 870-6445
Added: Apr 24
Changed: Aug 25
Last Checked: Aug 29 at 7:06PM
MLS# 98983406
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.
Investment Insights
Based on property information with market context.
This 1,440-square-foot duplex, built in 1979, offers two separate residences with an attached one-car garage positioned between the units. The garage arrangement provides physical separation between the homes, while private, shaded backyards extend the usable outdoor space. LVP, carpet, and interior paint are being updated now. Each unit includes a stove/range and refrigerator, with central air and electric forced-air heating serving the property.
Major exterior work includes new siding, a composition roof, vinyl windows and sliders, solar attic fans, improved insulation, and enhanced roof venting. The property also has two HVAC systems, installed in 2018 and 2024, along with bathroom fans in both units. Situated on a 0.21-acre parcel in Boise, the duplex is within walking distance of schools and a neighborhood park, with dining and shopping available through rapid local access.
Major exterior work includes new siding, a composition roof, vinyl windows and sliders, solar attic fans, improved insulation, and enhanced roof venting. The property also has two HVAC systems, installed in 2018 and 2024, along with bathroom fans in both units. Situated on a 0.21-acre parcel in Boise, the duplex is within walking distance of schools and a neighborhood park, with dining and shopping available through rapid local access.
Key Highlights
- 1,440 SF duplex on a 0.21‑acre parcel
- Attached one‑car garages located between the units
- Two HVAC systems installed in 2018 and 2024
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
$17,357
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
3.31%
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%
$347,140
$347.1K
Cap Rate 7%
$247,957
$248.0K
Cap Rate 9%
$192,856
$192.9K
Market Conditions
NOI Build-Up for 1,440 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
$25.1K $17.40/SF
− Vacancy
−$261 −$0.18/SF
EGI
$24.8K $17.22/SF
− OpEx
−$7.4K −$5.17/SF
NOI
$17.4K $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%
$347,140
Cap Rate 7%
$247,957
Cap Rate 9%
$192,856
Alternative Uses
Best Use
Multifamily LT 5
$248.0K
$217.0K – $289.3K
NOI $17,357 @ 7.0% cap · market cap 3.31%
Second Best
Apartment 5plus
$216.2K
$189.2K – $252.3K
NOI $15,135 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$397.7K
$348.0K – $464.0K
NOI $27,838 @ 7.0% cap · market cap 5.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,724
Businesses Nearby
Explore this area
Business Placement
Demographics for 83704, ID
42,430
Population
17,776
Households
2.4
Avg Household Size
37
Median Age
32%
College-Educated
92%
High-School Grad
8.8 sq mi
ZIP Area
4,822
Density / Sq Mi
$70,806
Median Household Income
$37,201
Median Earnings
$1,363
Median Rent
$354,400
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 - The property includes updated exterior systems and private rear yards, with schools and a neighborhood park within walking distance.
Where is this duplex located?
The property is located at 1906 - 1908 N Allumbaugh St Boise, ID.
What is the asking price?
The asking price for this property is $524,000.
What are key features of this property?
This property features: 1,440 SF duplex on a 0.21‑acre parcel; Attached one‑car garages located between the units; Two HVAC systems installed in 2018 and 2024
