Updated Duplex With
For Sale
$609,000
Pending
4072 E 2nd Ave, Post Falls, ID 83854
Two three-bedroom units offer separate garage parking and refreshed interiors in Post Falls.
Property Size2,400 SF
Days on Market13
Property Features for 4072 E 2nd Ave
General Information
Standard status
Pending
Size
2,400 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,216
Listing Agency:
Sayles Real Estate LLC
(208) 818-2606
Listed By:
Lanette Livingston-Clark · License #SP41387
(208) 651-0557
Source:
Exprealty
Added: Aug 30
Changed: Sep 7
Last Checked: Sep 10 at 11:53AM
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 Sayles Real Estate LLC
Investment Insights
Based on property information with market context.
This duplex in Post Falls includes two residential units, each with 3 bedrooms and 2 baths. One unit has a 2-car garage, while the other includes a 1-car garage. Unit A received remodeling work in 2022, and Unit B was remodeled in 2025, providing a recently updated configuration for both residences.
Property improvements include new fencing, a new sprinkler backflow system, and a roof installed in 2016. The water heaters and gas forced-air furnace systems have each been replaced within the last 7 years. The property is located at 4072 E 2nd Ave.
Property improvements include new fencing, a new sprinkler backflow system, and a roof installed in 2016. The water heaters and gas forced-air furnace systems have each been replaced within the last 7 years. The property is located at 4072 E 2nd Ave.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 baths in each unit
- Garage configuration includes one 2‑car garage and one 1‑car garage
- Unit A remodeled in 2022
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
$21,909
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
3.60%
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%
$438,180
$438.2K
Cap Rate 7%
$312,986
$313.0K
Cap Rate 9%
$243,433
$243.4K
Market Conditions
NOI Build-Up for 2,400 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
$33.1K $13.80/SF
− Vacancy
−$1.8K −$0.76/SF
EGI
$31.3K $13.04/SF
− OpEx
−$9.4K −$3.91/SF
NOI
$21.9K $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%
$438,180
Cap Rate 7%
$312,986
Cap Rate 9%
$243,433
Alternative Uses
Best Use
Multifamily LT 5
$313.0K
$273.9K – $365.2K
NOI $21,909 @ 7.0% cap · market cap 3.60%
Second Best
Apartment 5plus
$289.6K
$253.4K – $337.9K
NOI $20,272 @ 7.0% cap · market cap 3.33%
Theoretical Best
Office A
$520.6K
$455.6K – $607.4K
NOI $36,444 @ 7.0% cap · market cap 5.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
217
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom units offer separate garage parking and refreshed interiors in Post Falls.
Where is this duplex located?
The property is located at 4072 E 2nd Ave Post Falls, ID.
What is the asking price?
The asking price for this property is $609,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2 baths in each unit; Garage configuration includes one 2‑car garage and one 1‑car garage; Unit A remodeled in 2022
