Remodeled Duplex with Attached
For Sale
$549,900
Pending
2164/2166 N Wildwood St, Boise, ID 83713
Two separate units provide fenced yards, fireplaces, and flexibility for rental or owner-occupant use.
Property Size1,920 SF
Days on Market116
Property Features for 2164/2166 N Wildwood St
General Information
Standard status
Pending
Size
1,920 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,868
Amenities
fenced yard
wood-burning fireplace
firepit
Garage: One Car, Attached
Garage Spaces: 1
4
2.00
One Car, Attached
1
Building Details
Year Built
1975
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Jenna King · License #SP39133
Source:
Clearwaterproperties
Added: May 8
Changed: Aug 30
Last Checked: Aug 30 at 7:18AM
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 1,920-square-foot duplex includes two distinct units, each with an attached one-car garage, a fully enclosed oversized yard, and a wood-burning fireplace. Unit 2166 has been updated with a granite-counter kitchen, stainless steel appliances, a double-vanity bathroom, new flooring, replacement windows, and solid-core doors. Unit 2164 offers a spacious layout with generously sized bedrooms and a backyard set up for firepit gatherings.
Both units received new HVAC systems in 2020. The property has no HOA, and long-term tenants are already in place. Located at 2164/2166 N Wildwood St in Boise, the duplex sits minutes from the Village and Kleiner Park on nearly one-third of an acre.
Both units received new HVAC systems in 2020. The property has no HOA, and long-term tenants are already in place. Located at 2164/2166 N Wildwood St in Boise, the duplex sits minutes from the Village and Kleiner Park on nearly one-third of an acre.
Key Highlights
- 1,920 SF duplex with two separate units
- Each unit includes a fully fenced oversized yard, wood‑burning fireplace, and attached one‑car garage
- Unit 2166 features granite countertops, stainless appliances, and a double‑vanity bathroom
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
$23,142
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
4.21%
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%
$462,840
$462.8K
Cap Rate 7%
$330,600
$330.6K
Cap Rate 9%
$257,133
$257.1K
Market Conditions
NOI Build-Up for 1,920 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
$33.4K $17.40/SF
− Vacancy
−$347 −$0.18/SF
EGI
$33.1K $17.22/SF
− OpEx
−$9.9K −$5.17/SF
NOI
$23.1K $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%
$462,840
Cap Rate 7%
$330,600
Cap Rate 9%
$257,133
Alternative Uses
Best Use
Multifamily LT 5
$330.6K
$289.3K – $385.7K
NOI $23,142 @ 7.0% cap · market cap 4.21%
Second Best
Apartment 5plus
$288.3K
$252.3K – $336.3K
NOI $20,180 @ 7.0% cap · market cap 3.67%
Theoretical Best
Office A
$530.2K
$464.0K – $618.6K
NOI $37,117 @ 7.0% cap · market cap 6.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
591
Businesses Nearby
Explore this area
Business Placement
Demographics for 83713, ID
30,056
Population
12,019
Households
2.5
Avg Household Size
38
Median Age
42%
College-Educated
96%
High-School Grad
6.6 sq mi
ZIP Area
4,554
Density / Sq Mi
$86,419
Median Household Income
$45,276
Median Earnings
$1,716
Median Rent
$421,600
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 separate units provide fenced yards, fireplaces, and flexibility for rental or owner-occupant use.
Where is this duplex located?
The property is located at 2164/2166 N Wildwood St Boise, ID.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: 1,920 SF duplex with two separate units; Each unit includes a fully fenced oversized yard, wood‑burning fireplace, and attached one‑car garage; Unit 2166 features granite countertops, stainless appliances, and a double‑vanity bathroom
