Updated Duplex with Fenced
New
For Sale
$559,900
2011 S Colorado Ave, Boise, ID 83706
Residential Income, Boise, ID
Property Size1,820 SF
Price / SF$307.64
Days on Market3
Property Features for 2011 S Colorado Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
R-2D
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bedroom 4, Bedroom 3, Bathroom 2, Bathroom 1
Parking
4
Parking features
Driveway
Fireplace
1
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
Pennsylvania Square
Lot features
Standard Lot 6000-9999 S F, Sidewalks
Elementary school
Garfield
Middle school
East Jr
High school
Timberline
Elementary school district
Boise School District #1
Middle school district
Boise School District #1
High school district
Boise School District #1
Directions
From Broadway, E. Pennsylvania, N. Colorado
Standard status
Active
APN
R6985790090
Size
1,820 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
L19 B1 Pennsylvania Square Sub
Tax Annual Amount
4840
Legal Description
L19 B1 Pennsylvania Square Sub
Utilities
Heating system
Electric (Heating), Fireplace(s), Forced Air
Cooling system
Central Air
Amenities
fenced yard
auto sprinklers
Building Details
Year built
1977
Number of units
2
Flooring type
Laminate
Building materials
Frame
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Ann Edmark-reed · License #AB2192
(208) 283-8200
Added: Sep 4
Last Checked: Sep 6 at 3:06AM
MLS# 98999762
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 1,820-square-foot duplex, built in 1977, offers updated interiors with laminate flooring, newer interior paint, and a recently refreshed exterior. Each unit includes an open living arrangement, a kitchen with substantial cabinet storage, white appliances, a pantry, and a dedicated eating area. Living rooms feature fireplaces and broad windows. Primary bedrooms provide dual closets, while bathrooms include tiled flooring. Washer and dryer sets are included in all units, along with central air, forced-air electric heat, and composition roofing.
Outdoor features include fenced yards with automatic sprinklers and driveway parking. The property is located in Boise near BSU, the river, greenbelt, airport, and downtown. Existing leases run through 5/27, and showings require an accepted offer.
Outdoor features include fenced yards with automatic sprinklers and driveway parking. The property is located in Boise near BSU, the river, greenbelt, airport, and downtown. Existing leases run through 5/27, and showings require an accepted offer.
Key Highlights
- 1,820 SF duplex on a 1977‑built frame structure
- Laminate flooring, newer interior paint, and refreshed exterior
- Kitchens in all units include stove/range, refrigerator, disposal, pantry, and eating area
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
647
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-unit property featuring refreshed interiors, private fenced outdoor areas, and full appliance packages.
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: 1,820 SF duplex on a 1977‑built frame structure; Laminate flooring, newer interior paint, and refreshed exterior; Kitchens in all units include stove/range, refrigerator, disposal, pantry, and eating area
