Updated Duplex with Private
For Sale
$499,900
2010 2010/2012 S Denver Ave., Boise, ID 83706
Two residential units feature fireplaces, in-unit laundry, fenced outdoor space, and separately metered utilities.
Property Size1,200 SF
Price / SF$416.58
Days on Market15
Property Features for 2010 2010/2012 S Denver Ave.
General Information
Standard status
Active
Size
1,200 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
hardwood floors
fireplace
in-unit washer/dryer
fully fenced yard
off-street parking
Building Details
Year Built
1952
Buildings
1
Tenancy
Multi
Listing Agency:
Keller Williams Realty Boise
(208) 761-2900
Listed By:
Athena Killeen · License #SP55257
Source:
Platzplace
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 30 at 8:54PM
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 Keller Williams Realty Boise
Investment Insights
Based on property information with market context.
This 1,200-square-foot duplex, built in 1952, contains two one-bedroom, one-bath residences. Both units include hardwood flooring, a fireplace, in-unit washer and dryer, a fully fenced yard, and off-street parking. Gas, electric, and water are separately metered for each residence. Property updates include replacement windows completed in 2021, along with a new roof, soffit vents, and attic insulation added in 2024.
The property is located in southeast Boise near Boise State University, Manitou Park, and Boise Airport. Both units have leases extending through Spring 2027, providing established occupancy for the current ownership period.
The property is located in southeast Boise near Boise State University, Manitou Park, and Boise Airport. Both units have leases extending through Spring 2027, providing established occupancy for the current ownership period.
Key Highlights
- Two‑unit duplex totaling 1,200 square feet; each residence has 1 bedroom and 1 bathroom
- New roof, soffit vents, and attic insulation completed in 2024
- Replacement windows installed in 2021
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
$14,464
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
2.89%
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%
$289,280
$289.3K
Cap Rate 7%
$206,629
$206.6K
Cap Rate 9%
$160,711
$160.7K
Market Conditions
NOI Build-Up for 1,200 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
$20.9K $17.40/SF
− Vacancy
−$217 −$0.18/SF
EGI
$20.7K $17.22/SF
− OpEx
−$6.2K −$5.17/SF
NOI
$14.5K $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%
$289,280
Cap Rate 7%
$206,629
Cap Rate 9%
$160,711
Alternative Uses
Best Use
Multifamily LT 5
$206.6K
$180.8K – $241.1K
NOI $14,464 @ 7.0% cap · market cap 2.89%
Second Best
Apartment 5plus
$180.2K
$157.7K – $210.2K
NOI $12,612 @ 7.0% cap · market cap 2.52%
Theoretical Best
Office A
$331.4K
$290.0K – $386.6K
NOI $23,198 @ 7.0% cap · market cap 4.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
632
Businesses Nearby
Explore this area
Business Placement
Demographics for 83706, ID
34,446
Population
15,992
Households
2.2
Avg Household Size
31
Median Age
57%
College-Educated
95%
High-School Grad
7.4 sq mi
ZIP Area
4,655
Density / Sq Mi
$81,101
Median Household Income
$33,331
Median Earnings
$1,378
Median Rent
$488,900
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 - Two residential units feature fireplaces, in-unit laundry, fenced outdoor space, and separately metered utilities.
Where is this duplex located?
The property is located at 2010 2010/2012 S Denver Ave. Boise, ID.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,200 square feet; each residence has 1 bedroom and 1 bathroom; New roof, soffit vents, and attic insulation completed in 2024; Replacement windows installed in 2021
