Four-Unit Rental
For Sale
$1,449,000
3398 W Lilac CT, Post Falls, ID 83854
Mixed short-term and long-term rental configuration supports flexible income use.
Property Size5,392 SF
Price / SF$268.73
Days on Market43
Property Features for 3398 W Lilac CT
General Information
Standard status
Active
Size
5,392 SF
Property subtype
MultiFamily
Additional Details
Highway Access
Yes
Multifamily Units
4
Listing Agency:
eXp Realty
(208) 770-0011
Listed By:
Chelsea Carpenter-Hosea · License #SP47071
(208) 770-0011
Source:
Brokersinclair
Added: Jul 20
Changed: Aug 30
Last Checked: Aug 30 at 9:32PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This 5,392-square-foot quadplex contains four residential units with a blended leasing profile. Two units are furnished and have been operated as executive short-term rentals for the past three years, while the other two are positioned for long-term tenancy.
The property is located at 3398 W Lilac CT in Post Falls, Idaho, with access to I-90 and proximity to shopping, dining, schools, parks, and the Spokane River. The combination of furnished and traditional rental units gives the property distinct operating formats within one multifamily asset.
The property is located at 3398 W Lilac CT in Post Falls, Idaho, with access to I-90 and proximity to shopping, dining, schools, parks, and the Spokane River. The combination of furnished and traditional rental units gives the property distinct operating formats within one multifamily asset.
Key Highlights
- Four‑unit quadplex at 3398 W Lilac CT, Post Falls, ID 83854
- 5,392 square feet of multifamily property
- Two furnished units have operated as executive short‑term rentals for 3 years
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
$49,222
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
3.40%
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%
$984,440
$984.4K
Cap Rate 7%
$703,171
$703.2K
Cap Rate 9%
$546,911
$546.9K
Market Conditions
NOI Build-Up for 5,392 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
$74.4K $13.80/SF
− Vacancy
−$4.1K −$0.76/SF
EGI
$70.3K $13.04/SF
− OpEx
−$21.1K −$3.91/SF
NOI
$49.2K $9.13/SF
Area
Kootenai County, ID
Vacancy
5.50%
Lease Rate
$13.80 /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%
$984,440
Cap Rate 7%
$703,171
Cap Rate 9%
$546,911
Alternative Uses
Best Use
Multifamily LT 5
$703.2K
$615.3K – $820.4K
NOI $49,222 @ 7.0% cap · market cap 3.40%
Second Best
Apartment 5plus
$650.6K
$569.3K – $759.1K
NOI $45,544 @ 7.0% cap · market cap 3.14%
Theoretical Best
Office A
$1.17M
$1.02M – $1.36M
NOI $81,876 @ 7.0% cap · market cap 5.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
236
Businesses Nearby
Explore this area
Business Placement
Demographics for 83854, ID
49,040
Population
20,440
Households
2.4
Avg Household Size
37
Median Age
23%
College-Educated
92%
High-School Grad
77.6 sq mi
ZIP Area
632
Density / Sq Mi
$72,820
Median Household Income
$41,223
Median Earnings
$1,311
Median Rent
$433,700
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?
Quadplex - Mixed short-term and long-term rental configuration supports flexible income use.
Where is this quadplex located?
The property is located at 3398 W Lilac CT Post Falls, ID.
What is the asking price?
The asking price for this property is $1,449,000.
What are key features of this property?
This property features: Four‑unit quadplex at 3398 W Lilac CT, Post Falls, ID 83854; 5,392 square feet of multifamily property; Two furnished units have operated as executive short‑term rentals for 3 years
