Brick Duplex With Detached
For Sale
$440,000
610-612 Holbrook Dr, Idaho Falls, ID 83401
Tenant-occupied two-unit property with basement space, separate garages, and recent mechanical updates.
Property Size2,600 SF
Price / SF$169.23
Days on Market72
Property Features for 610-612 Holbrook Dr
General Information
Standard status
Active
Size
2,600 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 4BR/1BA
Multifamily Units
2
Building Details
Year Built
1955
Buildings
1
Tenancy
Multi
Listing Agency:
eXp Realty LLC
Listed By:
Grider Peterson Real Estate Team
(208) 227-5389
Source:
Idahohomerealty
Added: Jun 23
Changed: Sep 2
Last Checked: Sep 1 at 7:59PM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
Built in 1955, this brick duplex contains approximately 2,600 square feet of living space, divided into two 1,300-square-foot units. Each residence includes 4 bedrooms, 1 bathroom, a partially finished basement, and a detached single-car garage. A metal roof serves the building, while mechanical updates include a furnace replacement in Unit 610 in 2021 and a water heater replacement in Unit 612 in 2026.
Both units are tenant occupied. The property is located at 610-612 Holbrook Dr in Idaho Falls, with schools, parks, shopping, restaurants, and other everyday amenities described as minutes away. The same block also includes up to 13 similar duplexes, providing an opportunity to evaluate additional properties in the immediate area.
Both units are tenant occupied. The property is located at 610-612 Holbrook Dr in Idaho Falls, with schools, parks, shopping, restaurants, and other everyday amenities described as minutes away. The same block also includes up to 13 similar duplexes, providing an opportunity to evaluate additional properties in the immediate area.
Key Highlights
- Approximately 2,600 square feet across two 1,300‑square‑foot units
- Each unit offers 4 bedrooms, 1 bathroom, a partially finished basement, and a detached single‑car garage
- Both units are tenant occupied
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
$21,900
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
4.98%
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%
$438,000
$438.0K
Cap Rate 7%
$312,857
$312.9K
Cap Rate 9%
$243,333
$243.3K
Market Conditions
NOI Build-Up for 2,600 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
$32.8K $12.60/SF
− Vacancy
−$1.5K −$0.57/SF
EGI
$31.3K $12.03/SF
− OpEx
−$9.4K −$3.61/SF
NOI
$21.9K $8.42/SF
Area
Bonneville County, ID
Vacancy
4.50%
Lease Rate
$12.60 /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%
$438,000
Cap Rate 7%
$312,857
Cap Rate 9%
$243,333
Alternative Uses
Best Use
Multifamily LT 5
$312.9K
$273.8K – $365.0K
NOI $21,900 @ 7.0% cap · market cap 4.98%
Second Best
Apartment 5plus
$283.0K
$247.6K – $330.2K
NOI $19,810 @ 7.0% cap · market cap 4.50%
Theoretical Best
Office A
$574.4K
$502.6K – $670.2K
NOI $40,211 @ 7.0% cap · market cap 9.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
592
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
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Frequently Asked Questions
What type of property is this?
Duplex - Tenant-occupied two-unit property with basement space, separate garages, and recent mechanical updates.
Where is this duplex located?
The property is located at 610-612 Holbrook Dr Idaho Falls, ID.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: Approximately 2,600 square feet across two 1,300‑square‑foot units; Each unit offers 4 bedrooms, 1 bathroom, a partially finished basement, and a detached single‑car garage; Both units are tenant occupied
