2024-Built Boise
New
For Sale
$849,900
2437 & 2443 S Kindful Lane, Boise, ID 83705
Residential Income, Boise, ID
Property Size3,091 SF
Lot Size0.09 Acres
Price / SF$274.96
Days on Market2
Property Features for 2437 & 2443 S Kindful Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
6
Full bathrooms
6
Rooms
Bedroom 5, Bathroom 4, Bedroom 1, Bathroom 1, Bathroom 6, Bedroom 3, Bedroom 6, Bedroom 2, Bathroom 3, Bathroom 2, Bedroom 4, Bathroom 5
Parking
3
Parking features
Driveway
Appliances
Disposal (All Units), Stove/Range (All Units)
Subdivision
0 Not Applic.
Lot features
Small Lot 5999 S F, Bus on City Route, Sidewalks
Elementary school
Whitney
Middle school
South Boise Jr
High school
Borah
Elementary school district
Boise School District #1
Middle school district
Boise School District #1
High school district
Boise School District #1
Directions
From Vista, West on Cherry
Standard status
Active
APN
R4933120040
Size
3,091 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 02 BLK 01 KINDFUL SUB
Tax Annual Amount
7111
Legal Description
LOT 02 BLK 01 KINDFUL SUB
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Building Details
Year built
2024
Number of units
2
Building materials
Concrete, Wood Siding
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Alex Macdonald · License #SP40698
(208) 608-8118
Added: Sep 15
Last Checked: Sep 16 at 9:06AM
MLS# 99000902
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.
Built in 2024, this Boise duplex contains 3,091 square feet across two residential units on a 0.09-acre parcel. The property features concrete and wood siding construction, a composition roof, central air conditioning, and forced-air natural gas heating. Each unit includes a disposal and stove/range, while driveway parking serves the property.
Both units are subject to current leases extending through Summer 2027. The property is located at 2437 & 2443 S Kindful Lane in Boise, with access to nearby schools, downtown Boise, parks, Micron, Boise State, and the airport.
Both units are subject to current leases extending through Summer 2027. The property is located at 2437 & 2443 S Kindful Lane in Boise, with access to nearby schools, downtown Boise, parks, Micron, Boise State, and the airport.
Key Highlights
- Both units leased through Summer 2027
- 3,091 square feet on a 0.09‑acre parcel
- Built in 2024
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
$37,257
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
4.38%
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%
$745,140
$745.1K
Cap Rate 7%
$532,243
$532.2K
Cap Rate 9%
$413,967
$414.0K
Market Conditions
NOI Build-Up for 3,091 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
$53.8K $17.40/SF
− Vacancy
−$559 −$0.18/SF
EGI
$53.2K $17.22/SF
− OpEx
−$16.0K −$5.17/SF
NOI
$37.3K $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%
$745,140
Cap Rate 7%
$532,243
Cap Rate 9%
$413,967
Alternative Uses
Best Use
Multifamily LT 5
$532.2K
$465.7K – $621.0K
NOI $37,257 @ 7.0% cap · market cap 4.38%
Second Best
Apartment 5plus
$464.1K
$406.1K – $541.5K
NOI $32,487 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$853.6K
$746.9K – $995.9K
NOI $59,755 @ 7.0% cap · market cap 7.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
404
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 leased units offer newer construction, central air, forced-air heating, and driveway parking in Boise.
Where is this duplex located?
The property is located at 2437 & 2443 S Kindful Lane Boise, ID.
What is the asking price?
The asking price for this property is $849,900.
What are key features of this property?
This property features: Both units leased through Summer 2027; 3,091 square feet on a 0.09‑acre parcel; Built in 2024
