Duplex with Both Units
For Sale
$549,000
3610 W Moore St, Boise, ID 83703
MULTI_FAMILY - Boise, ID
Property Size2,140 SF
Lot Size0.19 Acres
Price / SF$256.54
Days on Market55
Property Features for 3610 W Moore St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 3, Bedroom 5
Parking features
Carport
Appliances
Stove/Range (All Units), Refrigerator (Some Units), Washer/Dryer (Some Units)
Subdivision
Riviera Park Su
Lot features
10000 S F - .49
Elementary school
William Howard Taft
Middle school
Hillside
High school
Boise
Elementary school district
Boise School District #1
Middle school district
Boise School District #1
High school district
Boise School District #1
Directions
State St / S on Clover / E on Moore
Standard status
Active
APN
R7476750120
Size
2,140 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Par#0120 of L12v & 13, B3 Riviera Parks Sub
Tax Annual Amount
3582
Legal Description
Par#0120 of L12v & 13, B3 Riviera Parks Sub
Utilities
Heating system
Electric (Heating), Wall Furnace
Cooling system
Wall/Window Unit(s), Window Unit(s)
Building Details
Year built
1950
Number of units
2
Building materials
Frame
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Sashi Tatsumi · License #SP49704
(208) 891-2753
Added: Jun 21
Changed: Aug 1
Last Checked: Aug 14 at 4:06PM
MLS# 98991144
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.
Duplex for sale with both units currently occupied. The property is described as well maintained by a property management company and includes appliances such as stove/range and, in some units, refrigerator and washer/dryer. Construction materials are frame, with electric heating (including wall furnace) and wall/window unit cooling. The roof is composition, and parking is provided via a carport.
The duplex sits on a 0.19-acre lot in Boise, ID, with proximity to Boise River, Veterans Park, Ester Simplot Park, and Downtown. Photos were taken when tenants moved in, and showings are scheduled with an accepted offer; please do not disturb tenants. Lease details provided include unit 3610 leased until 10/31/2026 and unit 3612 leased until 5/31/2027.
Built in 1950, the property is listed at 2,140 square feet total.
The duplex sits on a 0.19-acre lot in Boise, ID, with proximity to Boise River, Veterans Park, Ester Simplot Park, and Downtown. Photos were taken when tenants moved in, and showings are scheduled with an accepted offer; please do not disturb tenants. Lease details provided include unit 3610 leased until 10/31/2026 and unit 3612 leased until 5/31/2027.
Built in 1950, the property is listed at 2,140 square feet total.
Key Highlights
- Both units currently occupied
- Unit 3610 lease until 10/31/2026; unit 3612 lease until 5/31/2027
- 2,140 SF duplex on a 0.19‑acre lot
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
$25,794
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
4.70%
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%
$515,880
$515.9K
Cap Rate 7%
$368,486
$368.5K
Cap Rate 9%
$286,600
$286.6K
Market Conditions
NOI Build-Up for 2,140 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
$37.2K $17.40/SF
− Vacancy
−$387 −$0.18/SF
EGI
$36.8K $17.22/SF
− OpEx
−$11.1K −$5.17/SF
NOI
$25.8K $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%
$515,880
Cap Rate 7%
$368,486
Cap Rate 9%
$286,600
Alternative Uses
Best Use
Multifamily LT 5
$368.5K
$322.4K – $429.9K
NOI $25,794 @ 7.0% cap · market cap 4.70%
Second Best
Apartment 5plus
$321.3K
$281.2K – $374.9K
NOI $22,492 @ 7.0% cap · market cap 4.10%
Theoretical Best
Office A
$591.0K
$517.1K – $689.5K
NOI $41,370 @ 7.0% cap · market cap 7.54%
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
561
Businesses Nearby
Explore this area
Business Placement
Demographics for 83703, ID
18,163
Population
7,971
Households
2.3
Avg Household Size
40
Median Age
54%
College-Educated
97%
High-School Grad
8.1 sq mi
ZIP Area
2,242
Density / Sq Mi
$74,415
Median Household Income
$41,938
Median Earnings
$1,336
Median Rent
$477,000
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?
Duplex - Well-maintained duplex on a 0.19-acre lot with carport parking and electric wall and furnace heat.
Where is this duplex located?
The property is located at 3610 W Moore St Boise, ID.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Both units currently occupied; Unit 3610 lease until 10/31/2026; unit 3612 lease until 5/31/2027; 2,140 SF duplex on a 0.19‑acre lot
