Single-Level Multifamily
For Sale
$309,000
2530 Brandon Drive, Idaho Falls, ID 83402
Main-floor living includes two full bathrooms, an attached garage, and a fenced backyard.
Property Size1,178 SF
Price / SF$262.31
Days on Market90
Property Features for 2530 Brandon Drive
General Information
Standard status
Active
Size
1,178 SF
Property subtype
Residential / Multi Family
Zoning
Idaho Falls-R1-Single Dwel Res
Taxes and HOA fees
Annual Taxes
$2,549
Amenities
Crawl Space
Carpet, Laminate
Yes
No
Central Air
Natural Gas, Forced Air
Main Floor Family Room, Master Downstairs, Master Bath, Ceiling Fan(s), Garage Door Opener, Vaulted Ceiling(s), Walk-In Closet(s)
Dishwasher, Microwave, Exhaust Fan, Electric Range, Refrigerator
Asphalt Shingle
Concrete Perimeter
2
Vinyl, Full
Building Details
Year Built
2004
Listing Agency:
Axen Realty
Listed By:
Dustin Hawkins · License #46635
(208) 821-2832
Source:
Compass
Added: Jun 8
Changed: Aug 29
Last Checked: Aug 29 at 1:53PM
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 Axen Realty
Investment Insights
Based on property information with market context.
This 1,178-square-foot multifamily property, built in 2004, offers a single-level layout with two bedrooms, two full bathrooms, and both an entry living area and separate family room. Interior features include a main-floor family room, primary bedroom with private bath, vaulted ceilings, walk-in closet, ceiling fans, carpet and laminate flooring, and central air. The kitchen includes an electric range, refrigerator, dishwasher, microwave, and exhaust fan. An attached two-car garage provides covered vehicle storage, while the fully fenced backyard adds private outdoor space.
The property is located in the Blue Ridge subdivision at 2530 Brandon Drive in Idaho Falls. It is near schools and parks and is situated in a residential area zoned Idaho Falls-R1-Single Dwel Res. The adjoining unit at 2546 Brandon Dr is also available, creating an option to purchase both properties.
The property is located in the Blue Ridge subdivision at 2530 Brandon Drive in Idaho Falls. It is near schools and parks and is situated in a residential area zoned Idaho Falls-R1-Single Dwel Res. The adjoining unit at 2546 Brandon Dr is also available, creating an option to purchase both properties.
Key Highlights
- 1,178‑square‑foot multifamily property built in 2004
- Two bedrooms and two full bathrooms in a single‑level layout
- Attached 2‑car garage
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
$8,975
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
2.90%
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%
$179,500
$179.5K
Cap Rate 7%
$128,214
$128.2K
Cap Rate 9%
$99,722
$99.7K
Market Conditions
NOI Build-Up for 1,178 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
$17.0K $14.40/SF
− Vacancy
−$645 −$0.55/SF
EGI
$16.3K $13.85/SF
− OpEx
−$7.3K −$6.23/SF
NOI
$9.0K $7.62/SF
Area
Bonneville County, ID
Vacancy
3.80%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
45.00%
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%
$179,500
Cap Rate 7%
$128,214
Cap Rate 9%
$99,722
Alternative Uses
Best Use
Apartment 5plus
$128.2K
$112.2K – $149.6K
NOI $8,975 @ 7.0% cap · market cap 2.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$260.3K
$227.7K – $303.6K
NOI $18,218 @ 7.0% cap · market cap 5.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
174
Businesses Nearby
Explore this area
Business Placement
Demographics for 83402, ID
28,452
Population
11,983
Households
2.4
Avg Household Size
34
Median Age
31%
College-Educated
92%
High-School Grad
171.0 sq mi
ZIP Area
166
Density / Sq Mi
$72,064
Median Household Income
$35,593
Median Earnings
$904
Median Rent
$301,400
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?
Multifamily property - Main-floor living includes two full bathrooms, an attached garage, and a fenced backyard.
Where is this multifamily property located?
The property is located at 2530 Brandon Drive Idaho Falls, ID.
What is the asking price?
The asking price for this property is $309,000.
What are key features of this property?
This property features: 1,178‑square‑foot multifamily property built in 2004; Two bedrooms and two full bathrooms in a single‑level layout; Attached 2‑car garage
