Brand-New Duplex with Attached
For Sale
$1,278,000
5078/5080 Brian Ave, Boise, ID 83716
Two fully separate townhome-style units with attached garages offer a turn-key setup for multi-generational living or rental income.
Property Size3,762 SF
Price / SF$339.71
Days on Market50
Property Features for 5078/5080 Brian Ave
General Information
Standard status
Active
Size
3,762 SF
Property subtype
Duplex
Amenities
Garage: Attached, Finished Driveway
6
6.00
Attached, Finished Driveway
Building Details
Year Built
2026
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Rebekah Mckernan · License #SP41777
Source:
Clearwaterproperties
Added: Jun 23
Changed: Aug 11
Last Checked: Aug 11 at 5:05AM
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 Keller Williams Realty Boise
Investment Insights
Based on property information with market context.
This brand-new duplex is configured as two fully separate townhome units, each with its own private layout. Both sides include three bedrooms and 2.5 bathrooms, along with open-concept main floors designed for day-to-day functionality. Attached garages support convenient parking and direct usability, and the overall build is presented as a turnkey property.
The duplex is located just off Warm Springs Avenue. It is zoned for Timberline High School, and the surrounding area provides access to parks, the foothills, downtown Boise, and the Greenbelt.
From an operator or buyer perspective, the separate unit configuration can support flexible occupancy strategies, including multi-generational use or longer-term rental income. With matching modern layouts, the property also offers a straightforward way to manage two distinct homes under one ownership structure while retaining privacy between the units.
The duplex is located just off Warm Springs Avenue. It is zoned for Timberline High School, and the surrounding area provides access to parks, the foothills, downtown Boise, and the Greenbelt.
From an operator or buyer perspective, the separate unit configuration can support flexible occupancy strategies, including multi-generational use or longer-term rental income. With matching modern layouts, the property also offers a straightforward way to manage two distinct homes under one ownership structure while retaining privacy between the units.
Key Highlights
- Brand‑new duplex with two fully separate townhome‑style units
- Each unit offers 3 bedrooms and 2.5 bathrooms
- Each unit features 1,881 sq ft of living space
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
$45,345
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
3.55%
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%
$906,900
$906.9K
Cap Rate 7%
$647,786
$647.8K
Cap Rate 9%
$503,833
$503.8K
Market Conditions
NOI Build-Up for 3,762 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
$65.5K $17.40/SF
− Vacancy
−$681 −$0.18/SF
EGI
$64.8K $17.22/SF
− OpEx
−$19.4K −$5.17/SF
NOI
$45.3K $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%
$906,900
Cap Rate 7%
$647,786
Cap Rate 9%
$503,833
Alternative Uses
Best Use
Multifamily LT 5
$647.8K
$566.8K – $755.8K
NOI $45,345 @ 7.0% cap · market cap 3.55%
Second Best
Apartment 5plus
$564.8K
$494.2K – $659.0K
NOI $39,539 @ 7.0% cap · market cap 3.09%
Theoretical Best
Office A
$1.04M
$909.1K – $1.21M
NOI $72,727 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 83716, ID
21,583
Population
9,032
Households
2.4
Avg Household Size
40
Median Age
58%
College-Educated
97%
High-School Grad
1,039.1 sq mi
ZIP Area
21
Density / Sq Mi
$125,827
Median Household Income
$65,551
Median Earnings
$1,949
Median Rent
$573,300
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 - Two fully separate townhome-style units with attached garages offer a turn-key setup for multi-generational living or rental income.
Where is this duplex located?
The property is located at 5078/5080 Brian Ave Boise, ID.
What is the asking price?
The asking price for this property is $1,278,000.
What are key features of this property?
This property features: Brand‑new duplex with two fully separate townhome‑style units; Each unit offers 3 bedrooms and 2.5 bathrooms; Each unit features 1,881 sq ft of living space
