New Construction
For Sale
$1,100,000
6590 W Ustick Rd, Boise, ID 83704
Two-unit property with modern finishes, open-concept interiors, and covered carport parking.
Property Size3,706 SF
Price / SF$296.82
Days on Market45
Property Features for 6590 W Ustick Rd
General Information
Standard status
Active
Size
3,706 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Parking per Unit
2
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Evolv Brokerage
(208) 427-4460
Listed By:
Tayte Lackey · License #SP53310
Source:
208doors
Added: Jul 18
Changed: Aug 29
Last Checked: Aug 30 at 7:56PM
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 Evolv Brokerage
Investment Insights
Based on property information with market context.
This newly built Boise duplex contains two spacious residences, each offering three bedrooms and two-and-a-half bathrooms. The North Unit at 6586 includes 1,838 square feet, while the residence at 6590 provides 1,868 square feet. Both layouts feature open living areas, designer kitchens with solid surface countertops and custom cabinetry, plus primary suites with walk-in closets.
Each unit includes two covered parking spaces in carports. The property is located at 6590 W Ustick Rd in Boise, Idaho, and is configured for separate household occupancy within one duplex asset. The source information also identifies an option to divide the units into separately sold condominiums, providing an additional ownership structure to consider.
Each unit includes two covered parking spaces in carports. The property is located at 6590 W Ustick Rd in Boise, Idaho, and is configured for separate household occupancy within one duplex asset. The source information also identifies an option to divide the units into separately sold condominiums, providing an additional ownership structure to consider.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2.5 baths per residence
- 6586 North Unit measures 1,838 sq ft
- 6590 residence measures 1,868 sq ft
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
$44,670
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
4.06%
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%
$893,400
$893.4K
Cap Rate 7%
$638,143
$638.1K
Cap Rate 9%
$496,333
$496.3K
Market Conditions
NOI Build-Up for 3,706 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
$64.5K $17.40/SF
− Vacancy
−$671 −$0.18/SF
EGI
$63.8K $17.22/SF
− OpEx
−$19.1K −$5.17/SF
NOI
$44.7K $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%
$893,400
Cap Rate 7%
$638,143
Cap Rate 9%
$496,333
Alternative Uses
Best Use
Multifamily LT 5
$638.1K
$558.4K – $744.5K
NOI $44,670 @ 7.0% cap · market cap 4.06%
Second Best
Apartment 5plus
$556.4K
$486.9K – $649.2K
NOI $38,951 @ 7.0% cap · market cap 3.54%
Theoretical Best
Office A
$1.02M
$895.6K – $1.19M
NOI $71,644 @ 7.0% cap · market cap 6.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
734
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?
Duplex - Two-unit property with modern finishes, open-concept interiors, and covered carport parking.
Where is this duplex located?
The property is located at 6590 W Ustick Rd Boise, 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: Two‑unit duplex with 3 bedrooms and 2.5 baths per residence; 6586 North Unit measures 1,838 sq ft; 6590 residence measures 1,868 sq ft
