Updated Four-Unit Multifamily
For Sale
$900,000
2555 W Malad St, Boise, ID 83705
Four residences offer private outdoor areas, covered parking, storage, and separately metered utilities.
Property Size3,790 SF
Price / SF$237.47
Days on Market10
Property Features for 2555 W Malad St
General Information
Standard status
Active
Size
3,790 SF
Property subtype
Quadruplex
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Amenities
private fenced grassy areas
decks
designated covered parking
individual storage
Lot Features: 10000SF - .49, Bus on City Route, Garden, Sidewalks, Lot Size Acres: 0.3, Lot Size Area: 0.3, Lot Size Square Feet: 13068, Lot Size Units: Acres
Fencing: Wood
Tax Annual Amount: 8162.32, Tax Legal Description: LOT 1 BLK 1 LIGHTNING POINT SUB, Tax Year: 2025
Carport YN: t, Open Parking YN: t
Gross Scheduled Income: 1375
Cooling YN: t, Cooling: Wall/Window Unit(s)
Heating: Ductless/Mini Split, Heating YN: t
Listing Id: 98997318, Listing Service: Full Service, Listing Terms: Cash, Conventional, List Price: 900000, Mls Status: Active, Number Of Units Total: 4, Standard Status: Active, Total Actual Rent: 3975
Parking Features: Carport, Finished Driveway, Parking Total: 4
Elementary School: Hawthorne, Elementary School District: Boise School District #1, High School: Borah, High School District: Boise School District #1, Middle Or Junior School: South Boise Jr, Middle Or Junior School District: Boise School District #1
Bedrooms Total: 8
Above Grade Finished Area Units: Square Feet, Below Grade Finished Area Units: Square Feet, Building Area Total: 3790, Building Area Units: Square Feet, Construction Materials: Frame, HardiPlank Type, Living Area: 3790, Living Area Units: Square Feet, Year Built: 1993
City: Boise, Coordinates: -116.21272586, 43.57855403, Country: US, County Or Parish: Ada, Directions: I-84, N on Vista, E on Malad, property is on the right., Latitude: 43.57855403, Longitude: -116.21272586, Postal Code: 83705, State Or Province: ID, Street Dir Prefix: W, Street Name: Malad St, Street Number: 2555, Street Number Numeric: 2555, Subdivision Name: 0 Not Applic., Unparsed Address: 2555 W Malad St, Boise ID 83705
Current Use: 2-4 Units, Farm Land Area Units: Square Feet, Leasable Area Units: Square Feet, Parcel Number: R5254370010, Property Sub Type: Quadruplex, Property Type: Residential Income
Bathrooms Total Integer: 4
Utilities: Sewer Connected
Irrigation Source: Irrigation District: Yes, New York Irr, Water Source: City Service
Appliances: Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Building Details
Year Built
1993
Listing Agency:
Amherst Madison
(208) 330-8515
Listed By:
Matt Bauscher · License #SP40991
(208) 330-8515
Source:
Thgboise
Added: Aug 13
Changed: Aug 21
Last Checked: Aug 22 at 4:32AM
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 Amherst Madison
Investment Insights
Based on property information with market context.
This 1993 quadplex contains four residences of approximately 950 SF each, with two bedrooms and one bathroom per unit. The layout includes private outdoor areas, designated covered parking, individual storage, and separate electric and gas meters. Lower-level homes have fenced grassy areas, while upper-level residences include private decks.
Recent property improvements include newer windows and blinds, individual mini-split systems, and refreshed paint, sinks, toilets, flooring, and fencing completed within the last several years. The property is set back from the main road at 2555 W Malad St in Boise, with access to the freeway, Boise State University, downtown Boise, the Airport, dining, and shopping.
Recent property improvements include newer windows and blinds, individual mini-split systems, and refreshed paint, sinks, toilets, flooring, and fencing completed within the last several years. The property is set back from the main road at 2555 W Malad St in Boise, with access to the freeway, Boise State University, downtown Boise, the Airport, dining, and shopping.
Key Highlights
- Four‑unit property with approximately 950 SF per residence
- Each unit includes 2 bedrooms and 1 bathroom
- Covered parking and individual storage provided for each residence
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
$45,682
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
5.08%
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%
$913,640
$913.6K
Cap Rate 7%
$652,600
$652.6K
Cap Rate 9%
$507,578
$507.6K
Market Conditions
NOI Build-Up for 3,790 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
$65.9K $17.40/SF
− Vacancy
−$686 −$0.18/SF
EGI
$65.3K $17.22/SF
− OpEx
−$19.6K −$5.17/SF
NOI
$45.7K $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%
$913,640
Cap Rate 7%
$652,600
Cap Rate 9%
$507,578
Alternative Uses
Best Use
Multifamily LT 5
$652.6K
$571.0K – $761.4K
NOI $45,682 @ 7.0% cap · market cap 5.08%
Second Best
Apartment 5plus
$569.1K
$497.9K – $663.9K
NOI $39,834 @ 7.0% cap · market cap 4.43%
Theoretical Best
Office A
$1.05M
$915.9K – $1.22M
NOI $73,268 @ 7.0% cap · market cap 8.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
443
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residences offer private outdoor areas, covered parking, storage, and separately metered utilities.
Where is this quadplex located?
The property is located at 2555 W Malad St Boise, ID.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Four‑unit property with approximately 950 SF per residence; Each unit includes 2 bedrooms and 1 bathroom; Covered parking and individual storage provided for each residence
