Quadplex With Additional
For Sale
$899,000
393-399 White Cloud Dr, Boise, ID 83709
Four residences offer varied layouts, garage access, and substantial off-street parking.
Property Size4,464 SF
Price / SF$201.39
Days on Market32
Property Features for 393-399 White Cloud Dr
General Information
Standard status
Active
Size
4,464 SF
Property subtype
Multi Family Home
Units
Unit Mix
2 x 1BR/1BA, 1 x 2BR/1.5BA, 1 x 3BR/1.5BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$8,082
Amenities
Garage: Garage Door Access, One Car, Two Car, Detached, RV Access/Parking, Other, Attached
Garage Spaces: 3
7
6.00
Garage Door Access, One Car, Two Car, Detached, RV Access/Parking, Other, Attached
3
Building Details
Year Built
1974
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Kelli Hall · License #SP20329
Source:
Clearwaterproperties
Added: Aug 1
Changed: Aug 30
Last Checked: Aug 31 at 12:43PM
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 Silvercreek Realty Group
Investment Insights
Based on property information with market context.
This 4,464-square-foot quadplex, built in 1974, includes four residential units with varied configurations. Two units have one bedroom and one bathroom each; another offers two bedrooms and one-and-a-half bathrooms with a one-car garage, while the fourth has three bedrooms, one-and-a-half bathrooms, and a two-car garage. Much of the building has been remodeled or updated.
The property also includes a 40 X 30 shop with two separate two-car garages, adding flexible garage and storage space. Exterior features include an easy-maintenance yard, extensive off-street parking, and RV access or parking. The property is located at 393-399 White Cloud Dr in Boise, near freeway access, schools, and shopping.
The property also includes a 40 X 30 shop with two separate two-car garages, adding flexible garage and storage space. Exterior features include an easy-maintenance yard, extensive off-street parking, and RV access or parking. The property is located at 393-399 White Cloud Dr in Boise, near freeway access, schools, and shopping.
Key Highlights
- Four‑unit quadplex with 4,464 SF of building area
- Unit mix includes two 1‑bedroom units, one 2‑bedroom unit, and one 3‑bedroom unit
- 40 X 30 shop with two separate two‑car garages
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
$53,806
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
5.99%
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%
$1,076,120
$1.1M
Cap Rate 7%
$768,657
$768.7K
Cap Rate 9%
$597,844
$597.8K
Market Conditions
NOI Build-Up for 4,464 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
$77.7K $17.40/SF
− Vacancy
−$808 −$0.18/SF
EGI
$76.9K $17.22/SF
− OpEx
−$23.1K −$5.17/SF
NOI
$53.8K $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%
$1,076,120
Cap Rate 7%
$768,657
Cap Rate 9%
$597,844
Alternative Uses
Best Use
Multifamily LT 5
$768.7K
$672.6K – $896.8K
NOI $53,806 @ 7.0% cap · market cap 5.99%
Second Best
Apartment 5plus
$670.2K
$586.5K – $782.0K
NOI $46,917 @ 7.0% cap · market cap 5.22%
Theoretical Best
Office A
$1.23M
$1.08M – $1.44M
NOI $86,298 @ 7.0% cap · market cap 9.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,061
Businesses Nearby
Explore this area
Business Placement
Demographics for 83709, ID
59,461
Population
22,262
Households
2.7
Avg Household Size
38
Median Age
37%
College-Educated
96%
High-School Grad
33.7 sq mi
ZIP Area
1,764
Density / Sq Mi
$88,893
Median Household Income
$48,981
Median Earnings
$1,743
Median Rent
$440,700
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 - Four residences offer varied layouts, garage access, and substantial off-street parking.
Where is this quadplex located?
The property is located at 393-399 White Cloud Dr Boise, ID.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Four‑unit quadplex with 4,464 SF of building area; Unit mix includes two 1‑bedroom units, one 2‑bedroom unit, and one 3‑bedroom unit; 40 X 30 shop with two separate two‑car garages
