Duplex with Dual
For Sale
$809,000
25 Horseshu Vue Circle, Horseshoe Bend, ID 83629
Updated duplex offering separate living areas, premium appliances, mountain views, and a spacious outdoor setting.
Property Size3,478 SF
Price / SF$232.60
Days on Market221
Property Features for 25 Horseshu Vue Circle
General Information
Standard status
Active
Size
3,478 SF
Total Parking Spaces
2
Property subtype
Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,896
Amenities
Yes
4
Washer/Dryer Hookups (All Units)
Square Feet
1 - 4.99 Acres
2
Attached
3478
Building Details
Building Size
3,478 SF
Year Built
1996
Buildings
1
Listing Agency:
Silvercreek Realty Group
(208) 600-3572
Listed By:
Kate Shannon
(208) 600-3572
Source:
Homesofidaho
Added: Jan 23
Changed: Aug 30
Last Checked: Aug 30 at 9:45PM
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 duplex at 25 Horseshu Vue Circle combines two residences within a single property, with two full kitchens and separate living areas. The interiors have been updated with custom cabinetry, contemporary finishes, and premium appliances. Washer and dryer hookups are also provided for all units.
Set in Horseshoe Bend, the property occupies a 1–4.99-acre lot with views of the surrounding mountains. Outdoor features include a substantial front porch, additional tool sheds, and room for gardening or keeping chickens. Built in 1996, the property offers a flexible configuration for multifamily living, guest accommodations, or short-term rental use.
Set in Horseshoe Bend, the property occupies a 1–4.99-acre lot with views of the surrounding mountains. Outdoor features include a substantial front porch, additional tool sheds, and room for gardening or keeping chickens. Built in 1996, the property offers a flexible configuration for multifamily living, guest accommodations, or short-term rental use.
Key Highlights
- Two residences within one duplex property
- Two full kitchens with separate living areas
- Updated interiors with custom cabinetry and premium appliances
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
$37,382
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
4.62%
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%
$747,640
$747.6K
Cap Rate 7%
$534,029
$534.0K
Cap Rate 9%
$415,356
$415.4K
Market Conditions
NOI Build-Up for 3,478 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
$56.3K $16.20/SF
− Vacancy
−$2.9K −$0.85/SF
EGI
$53.4K $15.35/SF
− OpEx
−$16.0K −$4.61/SF
NOI
$37.4K $10.75/SF
Area
Boise County, ID
Vacancy
5.22%
Lease Rate
$16.20 /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%
$747,640
Cap Rate 7%
$534,029
Cap Rate 9%
$415,356
Alternative Uses
Best Use
Multifamily LT 5
$534.0K
$467.3K – $623.0K
NOI $37,382 @ 7.0% cap · market cap 4.62%
Second Best
Apartment 5plus
$489.6K
$428.4K – $571.2K
NOI $34,274 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$879.8K
$769.8K – $1.03M
NOI $61,586 @ 7.0% cap · market cap 7.61%
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
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 83629, ID
1,731
Population
941
Households
1.8
Avg Household Size
49
Median Age
21%
College-Educated
95%
High-School Grad
193.6 sq mi
ZIP Area
9
Density / Sq Mi
$71,944
Median Household Income
$41,952
Median Earnings
$950
Median Rent
$348,500
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 - Updated duplex offering separate living areas, premium appliances, mountain views, and a spacious outdoor setting.
Where is this duplex located?
The property is located at 25 Horseshu Vue Circle Horseshoe Bend, ID.
What is the asking price?
The asking price for this property is $809,000.
What are key features of this property?
This property features: Two residences within one duplex property; Two full kitchens with separate living areas; Updated interiors with custom cabinetry and premium appliances
