Duplex Rental
2530 S Gourley Pl Boise, ID 83705
2530 S Gourley Pl, Boise, ID, 83705
$450,000
For Sale
$450,000
MULTI_FAMILY - Boise, ID
Property Size1,728 SF
Lot Size0.17 Acres
Price / SF$260.42
Days on Market67
Property Features for 2530 S Gourley Pl
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 4
- Bathrooms
- 2
- Rooms
- Bedroom 2, Bedroom 1, Bedroom 3, Bedroom 4, Bathroom 2, Bathroom 1
- 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
- Heat Pump (Heating), Electric (Heating), Forced Air
- Cooling system
- Central Air
Building Details
- Year built
- 1979
- Number of units
- 2
- Flooring type
- Laminate, Engineered, Vinyl
- Building materials
- Frame
- Roof type
- Composition
Listing Agency
Keller Williams Realty Boise
(208) 672-9000
1065 S Allante, Boise, ID
Listed by
Arvid Salisbury · License #22478
(208) 989-5555
Added: May 11 Checked: Jul 16 at 9:06 pm
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.
Investment Insights
Based on property information with market context.
This duplex investment property includes two residential units currently used as long-term rentals. The downstairs unit has been 100% occupied for 20 years by the same couple, with Section 8 rent protection scheduled through November of 2026. The upstairs unit was continuously rented to the same occupant for 13 years until last August, and the current upstairs tenancy has Section 8 rent protection scheduled through January of 2027.
The property is located in Boise, Idaho at 2530 S Gourley Pl, within the 83705 area. The seller notes proximity to I-84, the airport, Boise State University, Micron, and the Whitney Community Center. The remarks also indicate that the Whitney Community Center is next door to Whitney Elementary at Owyhee and Nez Perce, with some available no-cost after-school child care/programming for elementary-aged children. Access to the heart of Boise is described as easy.
Operating expenses include water/sewer/garbage billed in one combined bill, with the landlord paying that expense, noted as $2,442 annually in the remarks. This property is being offered for sale, and the seller advises there is no lockbox and no sign. For additional expense details and current terms, the listing agent is instructed to be contacted directly.
The property is located in Boise, Idaho at 2530 S Gourley Pl, within the 83705 area. The seller notes proximity to I-84, the airport, Boise State University, Micron, and the Whitney Community Center. The remarks also indicate that the Whitney Community Center is next door to Whitney Elementary at Owyhee and Nez Perce, with some available no-cost after-school child care/programming for elementary-aged children. Access to the heart of Boise is described as easy.
Operating expenses include water/sewer/garbage billed in one combined bill, with the landlord paying that expense, noted as $2,442 annually in the remarks. This property is being offered for sale, and the seller advises there is no lockbox and no sign. For additional expense details and current terms, the listing agent is instructed to be contacted directly.
Key Highlights
- 2‑unit long‑term rental with 100% rental occupancy downstairs for 20 years (same couple)
- Upstairs unit rented for 13 years straight to the same individual until last August
- Section 8 rent protection: downstairs through November 2026 and upstairs through January 2027
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $30.1k | $17.40 |
| − Vacancy | −$313 | −$0.18 |
| EGI | $29.8k | $17.22 |
| − OpEx | −$8.9k | −$5.17 |
| NOI | $20.8k | $12.05 |
1,728 SF · lease $17.40/SF/yr · vacancy 1.04% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$297.5K
$260.4K – $347.1K
NOI $20,828 @ 7.0% cap · market cap 4.63%
Second Best
Apartment 5plus
$259.5K
$227.0K – $302.7K
NOI $18,162 @ 7.0% cap · market cap 4.04%
Theoretical Best
Office A
$477.2K
$417.6K – $556.8K
NOI $33,406 @ 7.0% cap · market cap 7.42%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Two-unit duplex with long-term occupancy and Section 8 protections through 2026–2027.
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 $450,000.
What are key features of this property?
This property features: 2‑unit long‑term rental with 100% rental occupancy downstairs for 20 years (same couple); Upstairs unit rented for 13 years straight to the same individual until last August; Section 8 rent protection: downstairs through November 2026 and upstairs through January 2027
