New Multifamily Townhome
For Sale
$474,999
2759 W Palouse St, Boise, ID 83705
Modern townhomes offer attached parking, guest parking, a dog park area, and exterior maintenance coverage.
Property Size1,347 SF
Price / SF$352.63
Days on Market136
Property Features for 2759 W Palouse St
General Information
Standard status
Active
Size
1,347 SF
Total Parking Spaces
2
Property subtype
Income
Amenities
Yes
3
Washer/Dryer Hookups (All Units)
Square Feet
Small Lot 5999 SF
City Service
0.03
2
Attached
1347
Building Details
Building Size
1,347 SF
Year Built
2026
Listing Agency:
Better Homes & Gardens 43North
(208) 697-6132
Listed By:
Thomas Treadway
(208) 697-6132
Source:
Homesofidaho
Added: Apr 18
Changed: Aug 30
Last Checked: Aug 30 at 4:13AM
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 Better Homes & Gardens 43North
Investment Insights
Based on property information with market context.
Palouse Townhomes is a multifamily townhome development at 2759 W Palouse St in Boise. The homes were built in 2026 and feature modern design, attached parking, washer and dryer hookups, and city services. A one-year warranty is included, and exterior maintenance is covered for all units.
The community includes guest parking and a designated dog park area. Its Boise location places the property near Palouse and Vista, between the airport and BSU. The development contains 30 units total, with select residences available for purchase and some units offered with renters already placed.
The community includes guest parking and a designated dog park area. Its Boise location places the property near Palouse and Vista, between the airport and BSU. The development contains 30 units total, with select residences available for purchase and some units offered with renters already placed.
Key Highlights
- 2026‑built multifamily townhome development in Boise
- 30 units total
- 1,347‑square‑foot townhome
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
$14,157
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
2.98%
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%
$283,140
$283.1K
Cap Rate 7%
$202,243
$202.2K
Cap Rate 9%
$157,300
$157.3K
Market Conditions
NOI Build-Up for 1,347 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
$26.0K $19.32/SF
− Vacancy
−$284 −$0.21/SF
EGI
$25.7K $19.11/SF
− OpEx
−$11.6K −$8.60/SF
NOI
$14.2K $10.51/SF
Area
Ada County, ID
Vacancy
1.09%
Lease Rate
$19.32 /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%
$283,140
Cap Rate 7%
$202,243
Cap Rate 9%
$157,300
Alternative Uses
Best Use
Apartment 5plus
$202.2K
$177.0K – $236.0K
NOI $14,157 @ 7.0% cap · market cap 2.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$372.0K
$325.5K – $434.0K
NOI $26,040 @ 7.0% cap · market cap 5.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
647
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?
Multifamily property - Modern townhomes offer attached parking, guest parking, a dog park area, and exterior maintenance coverage.
Where is this multifamily property located?
The property is located at 2759 W Palouse St Boise, ID.
What is the asking price?
The asking price for this property is $474,999.
What are key features of this property?
This property features: 2026‑built multifamily townhome development in Boise; 30 units total; 1,347‑square‑foot townhome
