Newer Apartment
For Sale
$8,100,000
509 509-523 Rose St, Twin Falls, ID 83301
Multifamily property with ensuite primary bedrooms, walk-in closets, office areas, and exterior storage for each unit.
Property Size38,048 SF
Price / SF$212.89
Days on Market12
Property Features for 509 509-523 Rose St
General Information
Standard status
Active
Size
38,048 SF
Property subtype
Multi-Family
Building Details
Year Built
2022
Listing Agency:
Robert Jones Realty Inc
(208) 404-1106
Listed By:
Mark Jones, Julie Jones
Source:
Platzplace
Added: Aug 21
Changed: Aug 30
Last Checked: Aug 31 at 7:31PM
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 Robert Jones Realty Inc
Investment Insights
Based on property information with market context.
Completed in 2022, this 38,048-square-foot apartment property at 509-523 Rose St. includes units with a primary bedroom, private bath, and walk-in closet. Each residence also features a combined kitchen and living area, a small office area adjacent to the living room, and an outdoor storage closet.
The property is in Twin Falls, near the College of Southern Idaho and within the city limits, which have a population of more than 55,000. The address includes the 500 block of Rose Street and supports a multifamily residential use.
The property is in Twin Falls, near the College of Southern Idaho and within the city limits, which have a population of more than 55,000. The address includes the 500 block of Rose Street and supports a multifamily residential use.
Key Highlights
- 38,048‑square‑foot apartment property completed in 2022
- Each unit includes a primary bedroom with private bath and walk‑in closet
- Combined kitchen and living areas in each unit
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
$315,804
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
3.90%
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%
$6,316,080
$6.3M
Cap Rate 7%
$4,511,486
$4.5M
Cap Rate 9%
$3,508,933
$3.5M
Market Conditions
NOI Build-Up for 38,048 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
$598.1K $15.72/SF
− Vacancy
−$23.9K −$0.63/SF
EGI
$574.2K $15.09/SF
− OpEx
−$258.4K −$6.79/SF
NOI
$315.8K $8.30/SF
Area
Twin Falls County, ID
Vacancy
4.00%
Lease Rate
$15.72 /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%
$6,316,080
Cap Rate 7%
$4,511,486
Cap Rate 9%
$3,508,933
Alternative Uses
Best Use
Apartment 5plus
$4.51M
$3.95M – $5.26M
NOI $315,804 @ 7.0% cap · market cap 3.90%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$8.73M
$7.64M – $10.18M
NOI $610,984 @ 7.0% cap · market cap 7.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
487
Businesses Nearby
Explore this area
Business Placement
Demographics for 83301, ID
60,789
Population
24,466
Households
2.5
Avg Household Size
35
Median Age
24%
College-Educated
90%
High-School Grad
295.7 sq mi
ZIP Area
206
Density / Sq Mi
$62,388
Median Household Income
$36,276
Median Earnings
$1,011
Median Rent
$290,600
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?
Apartment building - Multifamily property with ensuite primary bedrooms, walk-in closets, office areas, and exterior storage for each unit.
Where is this apartment building located?
The property is located at 509 509-523 Rose St Twin Falls, ID.
What is the asking price?
The asking price for this property is $8,100,000.
What are key features of this property?
This property features: 38,048‑square‑foot apartment property completed in 2022; Each unit includes a primary bedroom with private bath and walk‑in closet; Combined kitchen and living areas in each unit
