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    Boise Duplex Near Amenities Title is generated by Realmo AI

    2530 S Gourley Pl, Boise, ID 83705

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    For Sale
    $490,000

    MULTI_FAMILY - Boise, ID

    Property size:
    1,728 SF
    Lot size:
    0.17 Acres
    Price / SF:
    $283/SF
    Added:
    May 11, 2026
    Days on Market:
    22
    Last Refresh:
    Jun 1 at 3:06 pm

    Property Features for 2530 S Gourley Pl

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    4
    Bathrooms
    2
    Rooms
    Bathroom 1, Bedroom 3, Bedroom 4, Bedroom 2, Bedroom 1, Bathroom 2
    Parking
    2
    Parking features
    Driveway
    Appliances
    Disposal (All Units), Stove/Range (Some Units), Refrigerator (Some Units), Washer/Dryer (All Units)
    Standard status
    Active
    APN
    R1293240030
    Size
    1,728 SF
    Lot size
    0.17 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Sec 21-3N-2E Lot 6 Blk 1 Carmel Subdivision
    Tax Annual Amount
    4172

    Utilities

    Heating system
    Electric (Heating), Heat Pump (Heating), Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1979
    Number of units
    2
    Flooring type
    Vinyl, Laminate, Engineered
    Building materials
    Frame
    Roof type
    Composition

    We can help!

    Listing Contact
    Arvid Salisbury

    Listing agent Arvid Salisbury License #22478

    Listing office Keller Williams Realty Boise 1065 S Allante, Boise, ID

    Listing date May 11, 2026

    MLS# 98985829 Listing URL

    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.

    HighLights

    • Guaranteed rental income with Section 8 protection for both units.
    • Significant $60,000 price reduction!
    • Long‑term rental history with stable tenants.
    • Convenient location with easy access to I84, the airport, Boise State University (BSU), Micron, and downtown Boise.
    • Proximity to Whitney Community Center offering no‑cost after‑school childcare/programming.
    • All units include essential appliances.

    Overview

    This multifamily property features two units with a history of long-term occupancy. The downstairs unit has been rented for 20 years to the same couple and has Section 8 rent protection through November 2026. The upstairs unit was rented to the same individual for 13 years until last August, and the current upstairs renter has Section 8 renter protection through January 2027. The landlord is responsible for a combined water, sewer, and garbage bill of $2,442 annually. The property is situated on a 0.17-acre lot and has a total area of 1,728 square feet. The location offers proximity to I84, the airport, Boise State University (BSU), Micron, and the Whitney Community Center, which is adjacent to Whitney Elementary and offers no-cost after-school childcare and programming for elementary-aged children. It provides easy access to the heart of Boise.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boise
    County
    Ada
    State
    Idaho
    Longitude
    -116.22148
    Latitude
    43.579513

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    FAQs

    What type of property is this?
    Duplex - Long-term rental property near I84, airport, BSU, and Micron.
    Where is this duplex located?
    The property is located at 2530 S Gourley Pl Boise, ID.
    What is the asking price?
    The asking price for this property is $490,000.
    What are key features of this property?
    This property features: Guaranteed rental income with Section 8 protection for both units.; Significant $60,000 price reduction!; Long‑term rental history with stable tenants.
    (208) 989-5555
    We can help!
    Listing Contact
    Arvid Salisbury
    Real Estate License ID: 22478
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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