Updated Duplex with Second
For Sale
$469,900
2034 S Broxon, Boise, ID 83705
Flexible two-level layout includes a second kitchen, full bath, fenced yard, and off-street parking.
Property Size1,728 SF
Price / SF$271.93
Days on Market8
Property Features for 2034 S Broxon
General Information
Standard status
Active
Size
1,728 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1939
Listing Agency:
Silvercreek Realty Group
(208) 608-8118
Listed By:
Alex Macdonald · License #SP40698
Source:
Bktidaho
Added: Aug 24
Changed: Aug 28
Last Checked: Aug 30 at 8:49PM
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 1,728 SF duplex, built in 1939, has received comprehensive updates to its plumbing, electrical, and HVAC systems. The residence provides two bedrooms on the main level and two additional bedrooms downstairs, along with two full bathrooms positioned one per floor. A second kitchen in the basement expands the property's configuration for multi-generational use or separate living arrangements.
Set on a private lot along a dead-end street, the property includes off-street parking, full sprinklers, and a fully fenced yard. Its Boise setting offers freeway access and proximity to Downtown Boise, Boise Airport, and Boise State University. Interior features include tiled bathrooms, extensive hardwood flooring, and a refrigerator, washer, and dryer.
Set on a private lot along a dead-end street, the property includes off-street parking, full sprinklers, and a fully fenced yard. Its Boise setting offers freeway access and proximity to Downtown Boise, Boise Airport, and Boise State University. Interior features include tiled bathrooms, extensive hardwood flooring, and a refrigerator, washer, and dryer.
Key Highlights
- 1,728 SF duplex built in 1939
- Updated plumbing, electrical, and HVAC systems
- Two bedrooms on the main level and two downstairs
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
$20,828
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
4.43%
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%
$416,560
$416.6K
Cap Rate 7%
$297,543
$297.5K
Cap Rate 9%
$231,422
$231.4K
Market Conditions
NOI Build-Up for 1,728 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
$30.1K $17.40/SF
− Vacancy
−$313 −$0.18/SF
EGI
$29.8K $17.22/SF
− OpEx
−$8.9K −$5.17/SF
NOI
$20.8K $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%
$416,560
Cap Rate 7%
$297,543
Cap Rate 9%
$231,422
Alternative Uses
Best Use
Multifamily LT 5
$297.5K
$260.4K – $347.1K
NOI $20,828 @ 7.0% cap · market cap 4.43%
Second Best
Apartment 5plus
$259.5K
$227.0K – $302.7K
NOI $18,162 @ 7.0% cap · market cap 3.87%
Theoretical Best
Office A
$477.2K
$417.6K – $556.8K
NOI $33,406 @ 7.0% cap · market cap 7.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
673
Businesses Nearby
Explore this area
Business Placement
Demographics for 83705, ID
27,756
Population
13,228
Households
2.1
Avg Household Size
35
Median Age
38%
College-Educated
93%
High-School Grad
16.2 sq mi
ZIP Area
1,713
Density / Sq Mi
$62,605
Median Household Income
$37,283
Median Earnings
$1,166
Median Rent
$378,800
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 - Flexible two-level layout includes a second kitchen, full bath, fenced yard, and off-street parking.
Where is this duplex located?
The property is located at 2034 S Broxon Boise, ID.
What is the asking price?
The asking price for this property is $469,900.
What are key features of this property?
This property features: 1,728 SF duplex built in 1939; Updated plumbing, electrical, and HVAC systems; Two bedrooms on the main level and two downstairs
