Fourplex Residential Income
For Sale
$689,900
6105 W Post Street, Boise, ID 83704
Fourplex on a private treed lot with off-street parking and remodeled units featuring LVP flooring.
Property Size2,202 SF
Price / SF$313.31
Days on Market54
Property Features for 6105 W Post Street
General Information
Standard status
Active
Size
2,202 SF
Property subtype
Quadruplex
Amenities
Lot Features: Standard Lot 6000-9999 SF, Lot Size Units: Acres
Tax Year: 2019, Tax Annual Amount: 5577, Tax Legal Description: Lots 13/14 Blk Lambertons Add
Gross Income: 54000, Gross Scheduled Income: 5700, Net Operating Income: 43541
Cooling: None
Heating: Natural Gas, Heating YN: t
Laundry Features: Washer/Dryer Hookups (Some Units)
Listing Id: 98995049, Listing Service: Full Service, Listing Terms: Cash, Conventional, List Price: 689900, Mls Status: Active, Number Of Units Total: 4, Standard Status: Active, Total Actual Rent: 4385
Parking Total: 6
Elementary School: Koelsch, Elementary School District: Boise School District #1, High School: Capital, High School District: Boise School District #1, Middle Or Junior School: Fairmont, Middle Or Junior School District: Boise School District #1
Bedrooms Total: 5
Above Grade Finished Area Units: Square Feet, Below Grade Finished Area Units: Square Feet, Building Area Total: 2202, Building Area Units: Square Feet, Construction Materials: Masonry, Living Area: 2202, Living Area Units: Square Feet, Year Built: 1945
Manager Expense: 4000, Operating Expense: 6859, Other Expense: 281
City: Boise, Coordinates: -116.257268, 43.622379, Country: US, County Or Parish: Ada, Directions: Curtis Road, W on Poplar Drive, S on Fisk, W on Post to property, Latitude: 43.622379, Longitude: -116.257268, Postal Code: 83704, State Or Province: ID, Street Dir Prefix: W, Street Name: Post Street, Street Number: 6105, Street Number Numeric: 6105, Subdivision Name: Lambertons Add, Unparsed Address: 6105 W Post Street, Boise ID 83704
Current Use: 2-4 Units, Farm Land Area Units: Square Feet, Leasable Area Units: Square Feet, Parcel Number: R5130002645, Property Sub Type: Quadruplex, Property Type: Residential Income
Bathrooms Total Integer: 4
Gas: Unit 1 Separate Meter, Unit 2 Separate Meter, Unit 3 Separate Meter, Unit 4 Separate Meter, Trash Expense: 708, Utilities: Sewer Connected
Irrigation Source: Irrigation District: No, Water Source: City Service
Appliances: Disposal (No Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (No Units)
Building Details
Year Built
1945
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Alison Blake · License #SP21058
(208) 409-7606
Source:
Thgboise
Added: Jul 22
Changed: Sep 12
Last Checked: Sep 13 at 9:24AM
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 Keller Williams Realty Boise
Investment Insights
Based on property information with market context.
This fourplex features four residential units on a private, treed lot of approximately 0.14 acres. Long-term tenants are currently in two of the units, and two units have been remodeled with LVP flooring and updated kitchens. Unit mix includes one two-bedroom unit on the first floor, and another unit that utilizes a small non-closeted room as a bedroom.
Off-street parking is provided for four cars in the front, with additional parking available in the back. While there are no washer/dryer units in the residences, hookups are available for a coin-operated machine. The property is described as a convenient location for getting on the freeway, with access to Micron and downtown.
Off-street parking is provided for four cars in the front, with additional parking available in the back. While there are no washer/dryer units in the residences, hookups are available for a coin-operated machine. The property is described as a convenient location for getting on the freeway, with access to Micron and downtown.
Key Highlights
- 1945‑built 4‑plex on a private treed 0.14‑acre lot off Fairview
- Two units remodeled with LVP flooring and updated kitchens
- Long‑term tenants in two units; low vacancies and room to improve and raise rents
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
$26,541
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
3.85%
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%
$530,820
$530.8K
Cap Rate 7%
$379,157
$379.2K
Cap Rate 9%
$294,900
$294.9K
Market Conditions
NOI Build-Up for 2,202 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
$38.3K $17.40/SF
− Vacancy
−$398 −$0.18/SF
EGI
$37.9K $17.22/SF
− OpEx
−$11.4K −$5.17/SF
NOI
$26.5K $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%
$530,820
Cap Rate 7%
$379,157
Cap Rate 9%
$294,900
Alternative Uses
Best Use
Multifamily LT 5
$379.2K
$331.8K – $442.4K
NOI $26,541 @ 7.0% cap · market cap 3.85%
Second Best
Apartment 5plus
$330.6K
$289.3K – $385.7K
NOI $23,143 @ 7.0% cap · market cap 3.35%
Theoretical Best
Office A
$608.1K
$532.1K – $709.5K
NOI $42,569 @ 7.0% cap · market cap 6.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
764
Businesses Nearby
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Business Placement
Demographics for 83704, ID
42,430
Population
17,776
Households
2.4
Avg Household Size
37
Median Age
32%
College-Educated
92%
High-School Grad
8.8 sq mi
ZIP Area
4,822
Density / Sq Mi
$70,806
Median Household Income
$37,201
Median Earnings
$1,363
Median Rent
$354,400
Median Home Value
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Quadplex - Fourplex on a private treed lot with off-street parking and remodeled units featuring LVP flooring.
Where is this quadplex located?
The property is located at 6105 W Post Street Boise, ID.
What is the asking price?
The asking price for this property is $689,900.
What are key features of this property?
This property features: 1945‑built 4‑plex on a private treed 0.14‑acre lot off Fairview; Two units remodeled with LVP flooring and updated kitchens; Long‑term tenants in two units; low vacancies and room to improve and raise rents
