Updated Duplex with Basement
New
For Sale
$310,000
242 8th Ave E, Twin Falls, ID 83301
Separate entrance and full kitchen support flexible owner-occupant or rental use.
Property Size2,604 SF
Price / SF$119.05
Days on Market4
Property Features for 242 8th Ave E
General Information
Standard status
Active
Size
2,604 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,927
Amenities
Garage: Detached, Finished Driveway
4
2.00
Detached, Finished Driveway
Building Details
Year Built
1920
Listing Agency:
Coldwell Banker Distinctive Properties
(208) 320-0889
Listed By:
Mikahla Shook · License #SP42464
Source:
Clearwaterproperties
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 10 at 7:05AM
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 Coldwell Banker Distinctive Properties
Investment Insights
Based on property information with market context.
This duplex includes a primary residence and a distinct basement living area with its own entrance. The main home offers a first-floor primary bedroom, kitchen, formal dining room, and natural-light-filled interiors. The lower-level unit includes a kitchen, living room, bedroom, and bathroom, creating a self-contained secondary residence. A detached finished driveway is also included.
The property is located in downtown Twin Falls at 242 8th Ave E. Built in 1920, it has received a roof replacement and electrical upgrades in 2021, followed by a new AC system in 2022. The combination of separate living areas and recent major improvements supports both owner-occupant and multifamily investment use.
The property is located in downtown Twin Falls at 242 8th Ave E. Built in 1920, it has received a roof replacement and electrical upgrades in 2021, followed by a new AC system in 2022. The combination of separate living areas and recent major improvements supports both owner-occupant and multifamily investment use.
Key Highlights
- Duplex configuration with separate main residence and basement unit
- Basement unit includes a private entrance, full kitchen, living room, bedroom, and bathroom
- Main residence features a first‑floor primary bedroom and formal dining 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
$24,023
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
7.75%
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%
$480,460
$480.5K
Cap Rate 7%
$343,186
$343.2K
Cap Rate 9%
$266,922
$266.9K
Market Conditions
NOI Build-Up for 2,604 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
$35.9K $13.80/SF
− Vacancy
−$1.6K −$0.62/SF
EGI
$34.3K $13.18/SF
− OpEx
−$10.3K −$3.95/SF
NOI
$24.0K $9.23/SF
Area
Twin Falls County, ID
Vacancy
4.50%
Lease Rate
$13.80 /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%
$480,460
Cap Rate 7%
$343,186
Cap Rate 9%
$266,922
Alternative Uses
Best Use
Multifamily LT 5
$343.2K
$300.3K – $400.4K
NOI $24,023 @ 7.0% cap · market cap 7.75%
Second Best
Apartment 5plus
$308.8K
$270.2K – $360.2K
NOI $21,614 @ 7.0% cap · market cap 6.97%
Theoretical Best
Specialty Retail
$597.4K
$522.7K – $696.9K
NOI $41,816 @ 7.0% cap · market cap 13.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
828
Businesses Nearby
Explore this area
Business Placement
Demographics for 83301, ID
60,789
Population
24,466
Households
2.5
Avg Household Size
35
Median Age
24%
College-Educated
90%
High-School Grad
295.7 sq mi
ZIP Area
206
Density / Sq Mi
$62,388
Median Household Income
$36,276
Median Earnings
$1,011
Median Rent
$290,600
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 - Separate entrance and full kitchen support flexible owner-occupant or rental use.
Where is this duplex located?
The property is located at 242 8th Ave E Twin Falls, ID.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: Duplex configuration with separate main residence and basement unit; Basement unit includes a private entrance, full kitchen, living room, bedroom, and bathroom; Main residence features a first‑floor primary bedroom and formal dining area
