Updated Duplex with Fenced
New
For Sale
$559,900
2011 S Colorado Ave, Boise, ID 83706
Two residential units offer open layouts, fireplaces, dedicated laundry areas, and enclosed yards with automatic sprinklers.
Property Size1,820 SF
Price / SF$307.64
Days on Market6
Property Features for 2011 S Colorado Ave
General Information
Standard status
Active
Size
1,820 SF
Property subtype
Multi-Family
Amenities
fireplace
laundry area
fenced yards
Building Details
Year Built
1977
Listing Agency:
Silvercreek Realty Group
Listed By:
Ann Edmark-reed · License #AB2192
(208) 377-0422
Source:
Platzplace
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 13 at 12:29PM
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 Silvercreek Realty Group
Investment Insights
Based on property information with market context.
This duplex includes 1,820 square feet across two residential units, each with an open living arrangement and practical everyday features. Interior updates include laminate flooring and newer paint, while kitchens provide ample cabinetry, white appliances, pantry storage, and dedicated eating areas. Living rooms include fireplaces and large windows. Primary bedrooms offer dual closets, and bathrooms feature tiled flooring. Large laundry areas include washers and dryers.
The property is located at 2011 S Colorado Ave in SE Boise, with access to BSU, the river, the greenbelt, the airport, and downtown. Each unit also includes a fenced yard with automatic sprinklers, and the exterior has been freshly painted. Leases run through 5/27.
The property is located at 2011 S Colorado Ave in SE Boise, with access to BSU, the river, the greenbelt, the airport, and downtown. Each unit also includes a fenced yard with automatic sprinklers, and the exterior has been freshly painted. Leases run through 5/27.
Key Highlights
- Duplex totaling 1,820 square feet, built in 1977
- Updated interiors with laminate flooring and newer interior paint
- Open layouts with fireplaces, large windows, and kitchen eating areas
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
$21,937
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
3.92%
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%
$438,740
$438.7K
Cap Rate 7%
$313,386
$313.4K
Cap Rate 9%
$243,744
$243.7K
Market Conditions
NOI Build-Up for 1,820 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
$31.7K $17.40/SF
− Vacancy
−$329 −$0.18/SF
EGI
$31.3K $17.22/SF
− OpEx
−$9.4K −$5.17/SF
NOI
$21.9K $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%
$438,740
Cap Rate 7%
$313,386
Cap Rate 9%
$243,744
Alternative Uses
Best Use
Multifamily LT 5
$313.4K
$274.2K – $365.6K
NOI $21,937 @ 7.0% cap · market cap 3.92%
Second Best
Apartment 5plus
$273.3K
$239.1K – $318.8K
NOI $19,129 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$502.6K
$439.8K – $586.4K
NOI $35,184 @ 7.0% cap · market cap 6.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
647
Businesses Nearby
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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
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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 - Two residential units offer open layouts, fireplaces, dedicated laundry areas, and enclosed yards with automatic sprinklers.
Where is this duplex located?
The property is located at 2011 S Colorado Ave Boise, ID.
What is the asking price?
The asking price for this property is $559,900.
What are key features of this property?
This property features: Duplex totaling 1,820 square feet, built in 1977; Updated interiors with laminate flooring and newer interior paint; Open layouts with fireplaces, large windows, and kitchen eating areas
