Four-Unit Quadplex with Updated
For Sale
$689,900
6105 W Post Street, Boise, ID 83704
Residential Income, Boise, ID
Property Size2,202 SF
Lot Size0.14 Acres
Price / SF$313.31
Days on Market39
Property Features for 6105 W Post Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
R-1C
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 4, Bathroom 4, Bedroom 2
Parking
6
Appliances
Disposal (No Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (No Units)
Subdivision
Lambertons Add
Lot features
Standard Lot 6000-9999 S F
Elementary school
Koelsch
Middle school
Fairmont
High school
Capital
Elementary school district
Boise School District #1
Middle school district
Boise School District #1
High school district
Boise School District #1
Directions
Curtis Road, W on Poplar Drive, S on Fisk, W on Post to property
Standard status
Active
APN
R5130002645
Size
2,202 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2019
Tax Description
Lots 13/14 Blk Lambertons Add
Tax Annual Amount
5577
Legal Description
Lots 13/14 Blk Lambertons Add
Utilities
Heating system
Natural Gas
Building Details
Year built
1945
Number of units
4
Building materials
Masonry
Roof type
Composition
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Alison Blake · License #SP21058
(208) 409-7606
Added: Jul 22
Changed: Aug 19
Last Checked: Aug 29 at 6:06PM
MLS# 98995049
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 2,202-square-foot quadplex was built in 1945 on a 0.14-acre treed lot. The property contains four units, including a first-floor two-bedroom unit. Two units have been remodeled with LVP flooring and updated kitchens, while the remaining units provide additional improvement flexibility. Natural gas heating, a composition roof, and masonry construction are also in place.
Four front parking spaces are supplemented by additional parking at the rear. The units do not include washers or dryers, but hookups are available for a coin-operated laundry machine. The property is positioned off Fairview with access to the freeway, Micron, and downtown Boise.
Four front parking spaces are supplemented by additional parking at the rear. The units do not include washers or dryers, but hookups are available for a coin-operated laundry machine. The property is positioned off Fairview with access to the freeway, Micron, and downtown Boise.
Key Highlights
- Four‑unit property totaling 2,202 SF
- Built in 1945 on a 0.14‑acre treed lot
- Two units remodeled with LVP flooring and updated kitchens
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
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
764
Businesses Nearby
Explore this area
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Masonry fourplex with two remodeled units, off-street parking, and washer/dryer hookups for a shared coin-operated machine.
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: Four‑unit property totaling 2,202 SF; Built in 1945 on a 0.14‑acre treed lot; Two units remodeled with LVP flooring and updated kitchens
