New Construction Duplex with
For Sale
$1,278,000
5078/5080 S Brian Ave, Boise, ID 83716
Two separate townhome-style units offer private layouts and open-concept main floors.
Property Size3,762 SF
Price / SF$339.71
Days on Market76
Property Features for 5078/5080 S Brian Ave
General Information
Standard status
Active
Size
3,762 SF
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Additional Details
Road Access
Yes
Amenities
Lot Features: "Small Lot 5999 SF", "Sidewalks", Lot Size Units: Acres
Tax Legal Description: Lot 14 and 15 Blk 1 Woven Townhomes, Tax Year: 2024
Garage YN: t, Open Parking YN: t
Gross Scheduled Income: 6400
Cooling: "Central Air", Cooling YN: t
Heating: "Fireplace(s)"
Laundry Features: "Washer/Dryer Hookups (All Units)"
Listing Id: 98990611, Listing Service: Full Service, Listing Terms: "Cash", "Conventional", List Price: 1278000, Mls Status: Active, Number Of Units Total: 2, Standard Status: Active
Parking Features: "Attached", "Finished Driveway", Parking Total: 2
Elementary School: Dallas Harris, Elementary School District: Boise School District #1, High School: Timberline, High School District: Boise School District #1, Middle Or Junior School: East Jr, Middle Or Junior School District: Boise School District #1
Bedrooms Total: 6
Above Grade Finished Area Units: Square Feet, Below Grade Finished Area Units: Square Feet, Building Area Total: 3762, Building Area Units: Square Feet, Construction Materials: "Frame", Living Area: 3762, Living Area Units: Square Feet, Year Built: 2026
City: Boise, Coordinates: "-116.09699911", "43.5560817", Country: US, County Or Parish: Ada, Directions: HWY 21, NE on E Warm Springs Ave, New development on east side of road, Latitude: 43.5560817, Longitude: -116.09699911, Postal Code: 83716, State Or Province: ID, Street Dir Prefix: S, Street Name: Brian Ave, Street Number: 5078/5080, Street Number Numeric: 5078, Subdivision Name: Woven Sub, Unparsed Address: 5078/5080 S Brian Ave, Boise ID 83716
Current Use: "2-4 Units", Farm Land Area Units: Square Feet, Leasable Area Units: Square Feet, Parcel Number: R9550250280, Property Sub Type: Duplex, Property Type: Residential Income
Bathrooms Total Integer: 6
Electric: "Unit 1 Separate Meter", "Unit 2 Separate Meter", Gas: "Unit 1 Separate Meter", "Unit 2 Separate Meter", Utilities: "Sewer Connected"
Fireplace YN: t
Irrigation Source: "Irrigation District: Yes", Water Source: "City Service"
Interior Features: "Walk In Shower"
Appliances: "Disposal (All Units)", "Stove/Range (All Units)"
Association Fee: 150, Association Fee Frequency: Monthly
Building Details
Year Built
2026
Listing Agency:
Keller Williams Realty Boise
(208) 353-5811
Listed By:
Rebekah Mckernan · License #32442
(208) 353-5811
Source:
Thgboise
Added: Jun 17
Changed: Aug 29
Last Checked: Aug 30 at 5:16PM
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.
Completed as a 2026 duplex, this property contains two independent townhome units with matching three-bedroom, two-and-one-half-bath layouts. Each residence provides 1,881 square feet, an open main level, a private configuration, and an attached garage, for 3,762 square feet across the building. The paired-unit design supports separate household use within one newly built property.
The duplex is located at 5078/5080 S Brian Ave in Boise, just off Warm Springs Avenue. It is zoned for Timberline High School and offers access to parks, the foothills, downtown Boise, and the Greenbelt. The address and two-unit arrangement create a straightforward multifamily format with substantial residential space in each side.
The duplex is located at 5078/5080 S Brian Ave in Boise, just off Warm Springs Avenue. It is zoned for Timberline High School and offers access to parks, the foothills, downtown Boise, and the Greenbelt. The address and two-unit arrangement create a straightforward multifamily format with substantial residential space in each side.
Key Highlights
- Two‑unit duplex with separate townhome layouts
- Each unit includes 3 bedrooms, 2.5 bathrooms, and 1,881 sq ft
- 3,762 sq ft total property size
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
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
27
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 separate townhome-style units offer private layouts and open-concept main floors.
Where is this duplex located?
The property is located at 5078/5080 S 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: Two‑unit duplex with separate townhome layouts; Each unit includes 3 bedrooms, 2.5 bathrooms, and 1,881 sq ft; 3,762 sq ft total property size
