Live-Work Home with RV
For Sale
$849,900
406 S Bitteroot Dr, Boise, ID 83709
Residential Income, Boise, ID
Property Size3,534 SF
Lot Size0.33 Acres
Price / SF$240.49
Days on Market54
Property Features for 406 S Bitteroot Dr
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
R-1C
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 4, Bedroom 2
Parking
5
Parking features
RV, Driveway
Interior features
Walk In Shower
Subdivision
Jackson Manor S
Lot features
10000 S F - .49, Garden, R. V. Parking, Sidewalks
Elementary school
Grace Jordan
Middle school
West Boise Jr
High school
Borah
Elementary school district
Boise School District #1
Middle school district
Boise School District #1
High school district
Boise School District #1
Directions
From I-84, take the Cole Rd exit and head north. Turn west on Franklin Rd, south on McMullen Dr, then south on Bitteroot Dr to the property on the right.
Standard status
Active
APN
R4548520025
Size
3,534 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 15 Blk 2 Jackson Manor Sub 3
Tax Annual Amount
4981
Legal Description
Lot 15 Blk 2 Jackson Manor Sub 3
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1974
Number of units
1
Flooring type
Vinyl
Building materials
Brick, Frame, Wood Siding
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Jill Darlingday · License #SP32014
(208) 703-0744
Added: Jul 10
Changed: Aug 19
Last Checked: Sep 1 at 8:06PM
MLS# 98993601
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.
A versatile live-work multi-family home at 406 S Bitteroot Dr offering 3,500+ square feet of flexible living space and a remodeled kitchen with stainless steel appliances, granite countertops, an oversized island, and soft-close cabinetry. The kitchen also includes built-in bench seating with hidden storage, and the home provides multiple options for residential or combined business use.
The property sits on a 0.33-acre lot and features oversized dual attached garages with room for vehicles, trailers, tools, equipment, and workshop space, plus RV parking equipped with 50-amp power. It is described as minutes from Downtown Boise, with a quick and easy drive to Micron, the airport, shopping, dining, and I-84.
Offered for sale as a rare Boise Bench investment opportunity, the home is presented with panoramic Boise and mountain views and adaptability for rental, multi-gen, live-work, or future value-add use.
The property sits on a 0.33-acre lot and features oversized dual attached garages with room for vehicles, trailers, tools, equipment, and workshop space, plus RV parking equipped with 50-amp power. It is described as minutes from Downtown Boise, with a quick and easy drive to Micron, the airport, shopping, dining, and I-84.
Offered for sale as a rare Boise Bench investment opportunity, the home is presented with panoramic Boise and mountain views and adaptability for rental, multi-gen, live-work, or future value-add use.
Key Highlights
- 6+ car capacity with oversized dual attached garages plus RV parking on a 0.33‑acre lot
- 3,500+ sq ft flexible living space with multiple bedrooms and three bathrooms
- Remodeled kitchen with stainless steel appliances, granite countertops, oversized island, and soft‑close cabinetry
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
$37,143
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
4.37%
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%
$742,860
$742.9K
Cap Rate 7%
$530,614
$530.6K
Cap Rate 9%
$412,700
$412.7K
Market Conditions
NOI Build-Up for 3,534 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
$68.3K $19.32/SF
− Vacancy
−$744 −$0.21/SF
EGI
$67.5K $19.11/SF
− OpEx
−$30.4K −$8.60/SF
NOI
$37.1K $10.51/SF
Area
Ada County, ID
Vacancy
1.09%
Lease Rate
$19.32 /SF/Yr
Expense Ratio
45.00%
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%
$742,860
Cap Rate 7%
$530,614
Cap Rate 9%
$412,700
Alternative Uses
Best Use
Apartment 5plus
$530.6K
$464.3K – $619.1K
NOI $37,143 @ 7.0% cap · market cap 4.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$976.0K
$854.0K – $1.14M
NOI $68,319 @ 7.0% cap · market cap 8.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
715
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Flexible 3,500+ sq ft home with a remodeled kitchen, 6+ car garage capacity, and RV parking with 50-amp power.
Where is this single family property located?
The property is located at 406 S Bitteroot Dr Boise, ID.
What is the asking price?
The asking price for this property is $849,900.
What are key features of this property?
This property features: 6+ car capacity with oversized dual attached garages plus RV parking on a 0.33‑acre lot; 3,500+ sq ft flexible living space with multiple bedrooms and three bathrooms; Remodeled kitchen with stainless steel appliances, granite countertops, oversized island, and soft‑close cabinetry
