Turnkey Duplex Built in
For Sale
$575,000
28623 S Benham Avenue, Bruneau, ID 83604
MULTI_FAMILY - Bruneau, ID
Property Size2,396 SF
Lot Size0.14 Acres
Price / SF$239.98
Days on Market51
Property Features for 28623 S Benham Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 2, Bedroom 4, Bedroom 2, Bedroom 1, Bathroom 3, Bathroom 4, Bathroom 1
Parking
4
Interior features
Walk In Shower
Accessibility
Accessible Approach with Ramp
Appliances
Disposal (No Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
Bruneau Townsite
Lot features
Standard Lot 6000-9999 S F, Sidewalks
Elementary school
Bruneau
Middle school
Grandview
High school
Rimrock
Elementary school district
Bruneau-Grand View Joint District #365
Middle school district
Bruneau-Grand View Joint District #365
High school district
Bruneau-Grand View Joint District #365
Directions
Head south on Highway 51 to Bruneau. Turn right on Benham, then left on 1st Street to reach the subject property.
Standard status
Active
APN
RPE0050040001D
Size
2,396 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
NE2 Lots 1-4, Block 40, Bruneau Townsite
Tax Annual Amount
3573
Legal Description
NE2 Lots 1-4, Block 40, Bruneau Townsite
Utilities
Heating system
Propane (Heating), Forced Air, Natural Gas
Cooling system
Central Air
Amenities
covered patios
ADA-accessible features
Building Details
Year built
2020
Number of units
2
Building materials
Frame, HardiPlank Type, Circ./Cond - Crawl Space
Roof type
Composition
Listing Agency:
CENTURY 21 Southern Idaho Realty · Century 21 Real Estate
(208) 587-9021
Listed By:
Karla Dennett-post · License #SP11188
(208) 890-6521
Added: Jun 23
Changed: Aug 2
Last Checked: Aug 12 at 2:06AM
MLS# 98991428
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 turnkey duplex was built in 2020 and is designed for comfortable, single-level living. Each unit has approximately 1,198 square feet, with two bedrooms and two bathrooms, plus an attached garage. Interior features include walk-in shower accessibility elements, along with open living areas and durable finishes. Kitchens include granite countertops, and appliances listed for the units include a stove/range, refrigerator, washer/dryer, and disposal. Heating is provided by forced air systems, with propane and natural gas referenced, and cooling is central air. The property also includes large covered patios and an accessible approach with ramp.
The duplex sits on a 0.14-acre lot in Bruneau, Owyhee County, ID. Both units are leased under one-year agreements. Tenants cover gas, electricity, and internet, while the owner pays water, sewer, and garbage.
Construction materials are frame with HardiPlank type siding, and the roof is a composition shingle roof.
The duplex sits on a 0.14-acre lot in Bruneau, Owyhee County, ID. Both units are leased under one-year agreements. Tenants cover gas, electricity, and internet, while the owner pays water, sewer, and garbage.
Construction materials are frame with HardiPlank type siding, and the roof is a composition shingle roof.
Key Highlights
- Duplex built in 2020 with single‑level living
- Two bedrooms, two bathrooms per unit, each about 1,198 SF
- Attached garages and large covered patios
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
$25,752
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
4.48%
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%
$515,040
$515.0K
Cap Rate 7%
$367,886
$367.9K
Cap Rate 9%
$286,133
$286.1K
Market Conditions
NOI Build-Up for 2,396 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
$38.8K $16.20/SF
− Vacancy
−$2.0K −$0.85/SF
EGI
$36.8K $15.35/SF
− OpEx
−$11.0K −$4.61/SF
NOI
$25.8K $10.75/SF
Area
Owyhee County, ID
Vacancy
5.22%
Lease Rate
$16.20 /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%
$515,040
Cap Rate 7%
$367,886
Cap Rate 9%
$286,133
Alternative Uses
Best Use
Multifamily LT 5
$367.9K
$321.9K – $429.2K
NOI $25,752 @ 7.0% cap · market cap 4.48%
Second Best
Apartment 5plus
$337.3K
$295.1K – $393.5K
NOI $23,611 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$606.1K
$530.3K – $707.1K
NOI $42,426 @ 7.0% cap · market cap 7.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 83604, ID
676
Population
352
Households
1.9
Avg Household Size
38
Median Age
16%
College-Educated
80%
High-School Grad
793.8 sq mi
ZIP Area
1
Density / Sq Mi
$49,335
Median Household Income
$36,977
Median Earnings
$524
Median Rent
$249,700
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?
Duplex - A 2020-built duplex with central air, covered patios, and ADA-accessible features on a 0.14-acre lot.
Where is this duplex located?
The property is located at 28623 S Benham Avenue Bruneau, ID.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Duplex built in 2020 with single‑level living; Two bedrooms, two bathrooms per unit, each about 1,198 SF; Attached garages and large covered patios
