Duplex With Garage
For Sale
$659,900
520 S Scott Street, Boise, ID 83705
Updated duplex with an additional apartment over the garage, substantial improvements, and R-1C zoning.
Property Size3,100 SF
Price / SF$212.87
Days on Market132
Property Features for 520 S Scott Street
General Information
Standard status
Active
Size
3,100 SF
Total Parking Spaces
12
Property subtype
Income
Zoning
R-1C
Taxes and HOA fees
Annual Taxes
$3,721
Amenities
Concrete
Yes
3
5
Washer/Dryer Hookups (All Units)
Bathroom
Square Feet
Partial
10000SF - .49
City Service
0.25
12
1
80x140
Garage Door Access
Crawl Space
3100
Building Details
Building Size
3,100 SF
Year Built
1948
Listing Agency:
Century 21 Price Right
(208) 761-9630
Listed By:
Krystal Stewart Kelso
(208) 761-9630
Source:
Homesofidaho
Added: Apr 24
Changed: Aug 30
Last Checked: Sep 1 at 12:30PM
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 Century 21 Price Right
Investment Insights
Based on property information with market context.
This duplex property contains 3,100 square feet and includes an apartment above the garage. The improvements were completed in stages, beginning with the original 1948 construction and continuing through additions in the mid-1970s, the 1980s, and the early 2000s. Plans for the garage-and-apartment addition are available.
Recent work includes a new roof, interior and exterior paint, a new HVAC system serving the main house, three new water heaters, updated flooring, and appliances completed in 2025. The apartment received a new gas furnace and water heater last month, while the wood floors were refinished in 2024. Electrical service is 400 amp, and the property is zoned R-1C.
Recent work includes a new roof, interior and exterior paint, a new HVAC system serving the main house, three new water heaters, updated flooring, and appliances completed in 2025. The apartment received a new gas furnace and water heater last month, while the wood floors were refinished in 2024. Electrical service is 400 amp, and the property is zoned R-1C.
Key Highlights
- 3,100‑square‑foot duplex with an apartment over the garage
- 400 amp electrical service
- New roof, paint, main‑house HVAC, flooring, and appliances completed in 2025
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
$37,365
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
5.66%
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%
$747,300
$747.3K
Cap Rate 7%
$533,786
$533.8K
Cap Rate 9%
$415,167
$415.2K
Market Conditions
NOI Build-Up for 3,100 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
$53.9K $17.40/SF
− Vacancy
−$561 −$0.18/SF
EGI
$53.4K $17.22/SF
− OpEx
−$16.0K −$5.17/SF
NOI
$37.4K $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%
$747,300
Cap Rate 7%
$533,786
Cap Rate 9%
$415,167
Alternative Uses
Best Use
Multifamily LT 5
$533.8K
$467.1K – $622.8K
NOI $37,365 @ 7.0% cap · market cap 5.66%
Second Best
Apartment 5plus
$465.5K
$407.3K – $543.0K
NOI $32,582 @ 7.0% cap · market cap 4.94%
Theoretical Best
Office A
$856.1K
$749.1K – $998.8K
NOI $59,929 @ 7.0% cap · market cap 9.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
899
Businesses Nearby
Explore this area
Business Placement
Demographics for 83705, ID
27,756
Population
13,228
Households
2.1
Avg Household Size
35
Median Age
38%
College-Educated
93%
High-School Grad
16.2 sq mi
ZIP Area
1,713
Density / Sq Mi
$62,605
Median Household Income
$37,283
Median Earnings
$1,166
Median Rent
$378,800
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 - Updated duplex with an additional apartment over the garage, substantial improvements, and R-1C zoning.
Where is this duplex located?
The property is located at 520 S Scott Street Boise, ID.
What is the asking price?
The asking price for this property is $659,900.
What are key features of this property?
This property features: 3,100‑square‑foot duplex with an apartment over the garage; 400 amp electrical service; New roof, paint, main‑house HVAC, flooring, and appliances completed in 2025
