Non-Conforming Triplex with Three
New
For Sale
$1,290,000
2805 W Moore St, Boise, ID 83702
Tenant-occupied property configured for flexible multi-household or rental arrangements.
Property Size4,062 SF
Price / SF$317.58
Days on Market3
Property Features for 2805 W Moore St
General Information
Standard status
Active
Size
4,062 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
3
Building Details
Year Built
1945
Listing Agency:
Homes of Idaho
(208) 442-1530
Listed By:
Alicia Reinhard · License #SP44501
Source:
Debbiemarcotterealestate
Added: Aug 30
Changed: Aug 31
Last Checked: Aug 31 at 7:05PM
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 Homes of Idaho
Investment Insights
Based on property information with market context.
Located at 2805 W Moore St in Boise’s North End, this 4,062-square-foot residential property is configured as a non-conforming triplex. The layout includes 7 bedrooms, 6 full bathrooms, and three primary suites, creating distinct private spaces within the residence. Three separate A/C units serve the home, and the property was built in 1945.
The property is tenant occupied and available for showings strictly by appointment. Its 83702 location provides access to the Boise River Greenbelt and Whitewater Park, while North End cafes, boutiques, and restaurants are within walking or biking distance.
The property is tenant occupied and available for showings strictly by appointment. Its 83702 location provides access to the Boise River Greenbelt and Whitewater Park, while North End cafes, boutiques, and restaurants are within walking or biking distance.
Key Highlights
- 4,062‑square‑foot property built in 1945
- Configured as a non‑conforming triplex
- 7 bedrooms and 6 full bathrooms
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
$48,961
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
3.80%
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%
$979,220
$979.2K
Cap Rate 7%
$699,443
$699.4K
Cap Rate 9%
$544,011
$544.0K
Market Conditions
NOI Build-Up for 4,062 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
$70.7K $17.40/SF
− Vacancy
−$735 −$0.18/SF
EGI
$69.9K $17.22/SF
− OpEx
−$21.0K −$5.17/SF
NOI
$49.0K $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%
$979,220
Cap Rate 7%
$699,443
Cap Rate 9%
$544,011
Alternative Uses
Best Use
Multifamily LT 5
$699.4K
$612.0K – $816.0K
NOI $48,961 @ 7.0% cap · market cap 3.80%
Second Best
Apartment 5plus
$609.9K
$533.7K – $711.5K
NOI $42,692 @ 7.0% cap · market cap 3.31%
Theoretical Best
Office A
$1.12M
$981.6K – $1.31M
NOI $78,527 @ 7.0% cap · market cap 6.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
795
Businesses Nearby
Explore this area
Business Placement
Demographics for 83702, ID
23,951
Population
12,771
Households
1.9
Avg Household Size
40
Median Age
61%
College-Educated
97%
High-School Grad
31.4 sq mi
ZIP Area
763
Density / Sq Mi
$82,586
Median Household Income
$48,200
Median Earnings
$1,175
Median Rent
$708,000
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?
Triplex - Tenant-occupied property configured for flexible multi-household or rental arrangements.
Where is this triplex located?
The property is located at 2805 W Moore St Boise, ID.
What is the asking price?
The asking price for this property is $1,290,000.
What are key features of this property?
This property features: 4,062‑square‑foot property built in 1945; Configured as a non‑conforming triplex; 7 bedrooms and 6 full bathrooms
