6-Unit Apartment Building with Detached
For Sale
$1,100,000
Pending
601 John Adams Court, Idaho Falls, ID 83401
MULTI_FAMILY - Idaho Falls, ID
Property Size6,048 SF
Lot Size0.15 Acres
Days on Market40
Property Features for 601 John Adams Court
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
General Zoning: If Residence 3 A, Specific Zoning: Idaho Falls-R3a-Res Mixed Use
Bedrooms
12
Bathrooms
6
Full bathrooms
6
Rooms
Bedroom 10, Bedroom 7, Bathroom 4, Bathroom 5, Bedroom 6, Bedroom 1, Bathroom 6, Bedroom 12, Bathroom 3, Bedroom 2, Bathroom 2, Bedroom 11, Bedroom 8, Bathroom 1, Bedroom 5, Bedroom 3, Bedroom 9, Bedroom 4
Parking
12
Parking features
Garage
Patio and Porch features
Deck
Exterior features
Balcony
Appliances
Separate Water Heaters, Dishwasher, Refrigerator, Oven, Stove
Subdivision
Parkwood-Bon
Lot features
High Traffic, Near Park, Near Schools, Established Lawn, Many Trees, Flower Beds, Sprinkler System- Full
Elementary school
Linden Park 91EL
Middle school
Taylor View 91JH
High school
Idaho Falls 91HS
Directions
Heading east on John Adams Parkway past St. Clair Drive, turn right on Homer to 601 John Adams Court
Standard status
Pending
APN
RPA8410000601A
Size
6,048 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
See Attached
Tax Annual Amount
9132
HOA Fee
$125 Monthly
Legal Description
See Attached
Utilities
Sewer type
Public Sewer
Heating system
Ceiling, Electric (Heating)
Water source
Public
Building Details
Year built
1985
Number of units
6
Flooring type
Carpet - Full, Carpet
Building materials
Brick, Stucco, Wood Siding
Listing Agency:
Century 21 High Desert · Century 21 Real Estate
(208) 524-2121
Listed By:
Kerry Howell · License #23797
(208) 524-2121
Added: Jul 15
Changed: Aug 2
Last Checked: Aug 23 at 9:06AM
MLS# 2187783
Copyright © 2026 Snake River Regional MLS. 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 6-unit apartment building offers two-level living in each unit. The upper level features an open living room with kitchen and dining area, while each unit includes a private deck overlooking the back yard. Units are laid out as two bedrooms and one bathroom. Each unit also has a 2-car detached garage, and HOA coverage includes exterior maintenance, snow removal, and lawn care.
Built in 1985, the property is constructed with brick, stucco, and wood siding and features carpet flooring and electric ceiling heating. Appliances include separate water heaters, dishwasher, refrigerator, oven, and stove. Public water and public sewer support the building. It is centrally located and close to schools and shopping.
Set on a 0.1512-acre lot with 6,048 square feet of property size, the building provides a straightforward rental configuration with decks, attached-by-service utilities, and HOA-managed exterior responsibilities.
Built in 1985, the property is constructed with brick, stucco, and wood siding and features carpet flooring and electric ceiling heating. Appliances include separate water heaters, dishwasher, refrigerator, oven, and stove. Public water and public sewer support the building. It is centrally located and close to schools and shopping.
Set on a 0.1512-acre lot with 6,048 square feet of property size, the building provides a straightforward rental configuration with decks, attached-by-service utilities, and HOA-managed exterior responsibilities.
Key Highlights
- 6‑unit, two‑level apartment building with open living/kitchen/dining on the upper level
- Private deck overlooking the back yard included with each unit
- Each unit has a 2‑car detached garage
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
$46,080
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
4.19%
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%
$921,600
$921.6K
Cap Rate 7%
$658,286
$658.3K
Cap Rate 9%
$512,000
$512.0K
Market Conditions
NOI Build-Up for 6,048 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
$87.1K $14.40/SF
− Vacancy
−$3.3K −$0.55/SF
EGI
$83.8K $13.85/SF
− OpEx
−$37.7K −$6.23/SF
NOI
$46.1K $7.62/SF
Area
Bonneville County, ID
Vacancy
3.80%
Lease Rate
$14.40 /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%
$921,600
Cap Rate 7%
$658,286
Cap Rate 9%
$512,000
Alternative Uses
Best Use
Apartment 5plus
$658.3K
$576.0K – $768.0K
NOI $46,080 @ 7.0% cap · market cap 4.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.34M
$1.17M – $1.56M
NOI $93,536 @ 7.0% cap · market cap 8.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
698
Businesses Nearby
Explore this area
Business Placement
Demographics for 83401, ID
47,114
Population
16,026
Households
2.9
Avg Household Size
31
Median Age
30%
College-Educated
90%
High-School Grad
197.3 sq mi
ZIP Area
239
Density / Sq Mi
$75,870
Median Household Income
$35,293
Median Earnings
$1,132
Median Rent
$307,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Two-level units include open living/kitchen/dining areas, private decks, and 2-car detached garages per unit.
Where is this apartment building located?
The property is located at 601 John Adams Court Idaho Falls, ID.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 6‑unit, two‑level apartment building with open living/kitchen/dining on the upper level; Private deck overlooking the back yard included with each unit; Each unit has a 2‑car detached garage
