Managed Duplex With Two
For Sale
$676,500
5990 & 6002 S Jessenia Ln, Boise, ID 83709
Residential Income, Boise, ID
Property Size2,288 SF
Price / SF$295.67
Days on Market191
Property Features for 5990 & 6002 S Jessenia Ln
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
6
Full bathrooms
6
Rooms
Bathroom 6, Bathroom 4, Bedroom 5, Bedroom 2, Bedroom 3, Bathroom 2, Bedroom 1, Bathroom 3, Bathroom 5, Bathroom 1, Bedroom 4
Parking
4
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
Charlesworth
Lot features
Small Lot 5999 S F
Elementary school
Lake Hazel
Middle school
LkHazel Jr
High school
Mountain View
Elementary school district
West Ada School District
Middle school district
West Ada School District
High school district
West Ada School District
Directions
Five Mile, N on Lake Hazel, west into Charlesworth, R on Jessenia
Standard status
Active
APN
R1376910760, R1376910740
Size
2,288 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
CHARLESWORTH SUB NO 02 LOTS 79, AND 81 in BLK 01, Ada County, Idaho
Tax Annual Amount
4230
HOA Fee
$180 Monthly
Legal Description
CHARLESWORTH SUB NO 02 LOTS 79, AND 81 in BLK 01, Ada County, Idaho
Utilities
Heating system
Forced Air, Electric (Heating)
Cooling system
Central Air
Amenities
clubhouse
work out room
landscaping
community maintenance
trash service
Building Details
Year built
2021
Number of units
2
Building materials
Frame, Log
Roof type
Composition
Listing Agency:
Fathom Realty
(208) 576-4717
Listed By:
Janelle Anderson · License #SP42574
(208) 971-5678
Added: Feb 20
Changed: Aug 19
Last Checked: Aug 30 at 11:06PM
MLS# 98975503
Copyright © 2026 Intermountain Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,288-square-foot duplex includes two separately addressed residences, each situated on its own parcel. The end residence has three bedrooms and two-and-one-half baths, while the center residence offers two bedrooms and two-and-one-half baths. Both homes include washers and dryers, refrigerators, ranges, disposals, pantries, dining areas, granite countertops, and stainless steel appliances. The property was built in 2021 and has frame and log construction, composition roofing, forced-air electric heat, and central air conditioning.
Both residences are currently rented and overseen by a property manager under a 6% flat-fee arrangement. HOA services include trash, community maintenance, landscaping, clubhouse access, and a workout room. The two homes are identified by separate addresses and parcel numbers. A March 2026 home inspection is available to the buyer after an accepted offer.
Both residences are currently rented and overseen by a property manager under a 6% flat-fee arrangement. HOA services include trash, community maintenance, landscaping, clubhouse access, and a workout room. The two homes are identified by separate addresses and parcel numbers. A March 2026 home inspection is available to the buyer after an accepted offer.
Key Highlights
- 2,288 SF duplex built in 2021
- Two homes, each with its own address and parcel number
- End residence: 3 bedrooms and 2.5 baths
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
$27,578
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
4.08%
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%
$551,560
$551.6K
Cap Rate 7%
$393,971
$394.0K
Cap Rate 9%
$306,422
$306.4K
Market Conditions
NOI Build-Up for 2,288 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
$39.8K $17.40/SF
− Vacancy
−$414 −$0.18/SF
EGI
$39.4K $17.22/SF
− OpEx
−$11.8K −$5.17/SF
NOI
$27.6K $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%
$551,560
Cap Rate 7%
$393,971
Cap Rate 9%
$306,422
Alternative Uses
Best Use
Multifamily LT 5
$394.0K
$344.7K – $459.6K
NOI $27,578 @ 7.0% cap · market cap 4.08%
Second Best
Apartment 5plus
$343.5K
$300.6K – $400.8K
NOI $24,047 @ 7.0% cap · market cap 3.55%
Theoretical Best
Office A
$631.9K
$552.9K – $737.2K
NOI $44,232 @ 7.0% cap · market cap 6.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
168
Businesses Nearby
Explore this area
Business Placement
Demographics for 83709, ID
59,461
Population
22,262
Households
2.7
Avg Household Size
38
Median Age
37%
College-Educated
96%
High-School Grad
33.7 sq mi
ZIP Area
1,764
Density / Sq Mi
$88,893
Median Household Income
$48,981
Median Earnings
$1,743
Median Rent
$440,700
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 occupied residences offer granite kitchens, stainless appliances, and in-unit laundry.
Where is this duplex located?
The property is located at 5990 & 6002 S Jessenia Ln Boise, ID.
What is the asking price?
The asking price for this property is $676,500.
What are key features of this property?
This property features: 2,288 SF duplex built in 2021; Two homes, each with its own address and parcel number; End residence: 3 bedrooms and 2.5 baths
