Three-Townhome Multifamily
New
For Sale
$367,000
Pending
6246 N Maximus Pl, Meridian, ID 83646
Residential Income, Meridian, ID
Property Size1,107 SF
Lot Size0.08 Acres
Days on Market3
Property Features for 6246 N Maximus Pl
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 1
Parking
2
Parking features
Driveway
Fireplace
1
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
Hightower
Lot features
Small Lot 5999 S F, Irrigation, Sidewalks
Elementary school
Discovery
Middle school
Heritage Middle School
High school
Rocky Mountain
Elementary school district
West Ada School District
Middle school district
West Ada School District
High school district
West Ada School District
Directions
W on Chinden, S on Saguaro Hills Way, E on Everest, S on Maximus
Standard status
Pending
APN
R3616860290
Size
1,107 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 05 BLK 06 HIGHTOWER SUB
Tax Annual Amount
1504
HOA Fee
$350 Quarterly
Legal Description
LOT 05 BLK 06 HIGHTOWER SUB
Utilities
Heating system
Fireplace(s), Forced Air, Natural Gas
Cooling system
Central Air
Amenities
east-facing backyard
fireplace
granite countertops
LVP or Hardwoods
landscaping
irrigation
sprinkler blowouts
seasonal shrub pruning
snow removal
neighborhood greenspace
Building Details
Year built
2011
Number of units
1
Flooring type
Vinyl, Engineered
Building materials
Frame, Masonry, Stucco, Wood Siding
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Eva Hoopes · License #SP24679
(208) 284-7732
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 2 at 3:06AM
MLS# 98999148
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 multifamily offering includes three adjoining townhomes, with each residence situated on its own separately parceled lot. The homes were built in 2011 and feature attached two-car garages, east-facing backyards, fireplaces, granite countertops, and vinyl or engineered flooring. All units include a disposal, stove/range, refrigerator, and washer/dryer, along with forced-air heating, natural gas, and central air conditioning.
Two residences are leased through June 2027, providing in-place rental income. The larger floor plans have two primary suites, including one on the main level, while the third residence offers single-level living. Recent updates include new carpet and paint in 6224, carpet replaced in 2024 at 6238 and 6246, and new paint at 6246 in 2026. The property is near shopping, dining, and services in Meridian.
Two residences are leased through June 2027, providing in-place rental income. The larger floor plans have two primary suites, including one on the main level, while the third residence offers single-level living. Recent updates include new carpet and paint in 6224, carpet replaced in 2024 at 6238 and 6246, and new paint at 6246 in 2026. The property is near shopping, dining, and services in Meridian.
Key Highlights
- Three adjoining townhomes, each on its own separately parceled lot
- Two units leased through June 2027
- Larger homes include dual primary suites with one main‑level suite
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
$11,105
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
3.03%
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%
$222,100
$222.1K
Cap Rate 7%
$158,643
$158.6K
Cap Rate 9%
$123,389
$123.4K
Market Conditions
NOI Build-Up for 1,107 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
$21.0K $18.96/SF
− Vacancy
−$798 −$0.72/SF
EGI
$20.2K $18.24/SF
− OpEx
−$9.1K −$8.21/SF
NOI
$11.1K $10.03/SF
Area
Meridian, ID
Vacancy
3.80%
Lease Rate
$18.96 /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%
$222,100
Cap Rate 7%
$158,643
Cap Rate 9%
$123,389
Alternative Uses
Best Use
Apartment 5plus
$158.6K
$138.8K – $185.1K
NOI $11,105 @ 7.0% cap · market cap 3.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$292.1K
$255.6K – $340.8K
NOI $20,449 @ 7.0% cap · market cap 5.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
76
Businesses Nearby
Explore this area
Business Placement
Demographics for 83646, ID
69,818
Population
26,829
Households
2.6
Avg Household Size
36
Median Age
44%
College-Educated
96%
High-School Grad
27.3 sq mi
ZIP Area
2,557
Density / Sq Mi
$101,040
Median Household Income
$47,397
Median Earnings
$1,814
Median Rent
$488,000
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?
Multifamily property - Three separately deeded residences combine rental income, attached garages, and flexible occupancy options in Meridian.
Where is this multifamily property located?
The property is located at 6246 N Maximus Pl Meridian, ID.
What is the asking price?
The asking price for this property is $367,000.
What are key features of this property?
This property features: Three adjoining townhomes, each on its own separately parceled lot; Two units leased through June 2027; Larger homes include dual primary suites with one main‑level suite
