Modern Townhome
For Sale
$474,999
2763 W Palouse St, Boise, ID 83705
Townhome units include dog park access, guest parking, and exterior maintenance coverage.
Property Size1,347 SF
Price / SF$352.63
Days on Market61
Property Features for 2763 W Palouse St
General Information
Standard status
Active
Size
1,347 SF
Property subtype
Residential Income
Listing Agency:
Presidio Real Estate Idaho
(208) 724-6124
Listed By:
Jennifer Hickey · License #SP39410
(208) 724-6124
Source:
Exprealty
Added: Jul 3
Changed: Aug 31
Last Checked: Aug 30 at 9:35PM
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 Presidio Real Estate Idaho
Investment Insights
Based on property information with market context.
Palouse Townhomes is a 30-unit residential community in Boise, with homes identified at 1,347 SF. Built by Tradewinds General Contracting, the townhomes feature modern design, and buyers can select from available units. Exterior maintenance is included, and the property offers a dog park area and guest parking. A 1-year warranty is also provided.
The community is located near Palouse and Vista, between Boise Airport and Boise State University. The source information identifies 6 units as sold and notes that additional units are available beyond those currently listed. The property may accommodate residential ownership or rental use, including short-term rental and student-housing applications where permitted.
The community is located near Palouse and Vista, between Boise Airport and Boise State University. The source information identifies 6 units as sold and notes that additional units are available beyond those currently listed. The property may accommodate residential ownership or rental use, including short-term rental and student-housing applications where permitted.
Key Highlights
- 30‑unit townhome community
- 1,347 SF townhome units
- Built by Tradewinds General Contracting
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 - Townhome units include dog park access, guest parking, and exterior maintenance coverage.
Where is this multifamily property located?
The property is located at 2763 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: 30‑unit townhome community; 1,347 SF townhome units; Built by Tradewinds General Contracting
