Duplex with Separate
For Sale
$549,900
3204 W Rose Hill St, Boise, ID 83705
A flexible two-level layout includes a distinct lower living area and additional multipurpose space.
Property Size1,833 SF
Price / SF$300
Days on Market150
Property Features for 3204 W Rose Hill St
General Information
Standard status
Active
Size
1,833 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$2,762
Amenities
covered back patio
hot tub
Garage: Attached, Finished Driveway
3
2.00
Attached, Finished Driveway
Building Details
Year Built
1934
Buildings
1
Listing Agency:
Boise Premier Real Estate
(208) 391-2391
Listed By:
Laurel Hamblin · License #SP49595
Source:
Clearwaterproperties
Added: Apr 4
Changed: Aug 30
Last Checked: Aug 30 at 1:32AM
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 Boise Premier Real Estate
Investment Insights
Based on property information with market context.
This Boise Bench duplex provides 1833 square feet across a primary living area and a separate lower-level space. The main floor includes two bedrooms and one bathroom, while the lower level offers its own entrance through the attached garage, along with one bedroom, one bathroom, and a living area. A flexible bonus room adds room for an office, exercise area, or additional living use.
Outdoor features include a covered rear patio and hot tub. The property sits just off Rose Hill St and is minutes from downtown Boise, restaurants, shopping, and everyday conveniences. Built in 1934, the home combines distinct living areas with a layout suited to multigenerational use, guests, or potential rental income.
Outdoor features include a covered rear patio and hot tub. The property sits just off Rose Hill St and is minutes from downtown Boise, restaurants, shopping, and everyday conveniences. Built in 1934, the home combines distinct living areas with a layout suited to multigenerational use, guests, or potential rental income.
Key Highlights
- Separate lower‑level living area with its own entrance through the garage
- 3 bedrooms and 2.00 baths across the property
- 1833 square feet of interior space
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
$22,094
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
4.02%
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%
$441,880
$441.9K
Cap Rate 7%
$315,629
$315.6K
Cap Rate 9%
$245,489
$245.5K
Market Conditions
NOI Build-Up for 1,833 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
$31.9K $17.40/SF
− Vacancy
−$332 −$0.18/SF
EGI
$31.6K $17.22/SF
− OpEx
−$9.5K −$5.17/SF
NOI
$22.1K $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%
$441,880
Cap Rate 7%
$315,629
Cap Rate 9%
$245,489
Alternative Uses
Best Use
Multifamily LT 5
$315.6K
$276.2K – $368.2K
NOI $22,094 @ 7.0% cap · market cap 4.02%
Second Best
Apartment 5plus
$275.2K
$240.8K – $321.1K
NOI $19,265 @ 7.0% cap · market cap 3.50%
Theoretical Best
Office A
$506.2K
$443.0K – $590.6K
NOI $35,436 @ 7.0% cap · market cap 6.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
690
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?
Duplex - A flexible two-level layout includes a distinct lower living area and additional multipurpose space.
Where is this duplex located?
The property is located at 3204 W Rose Hill St Boise, ID.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Separate lower‑level living area with its own entrance through the garage; 3 bedrooms and 2.00 baths across the property; 1833 square feet of interior space
