New Duplex with Two 3-Bed
For Sale
$1,100,000
6590 W Ustick Rd, Boise, ID 83704
MULTI_FAMILY - Boise, ID
Property Size3,706 SF
Lot Size0.23 Acres
Price / SF$296.82
Days on Market180
Property Features for 6590 W Ustick Rd
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
6
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bedroom 4, Bathroom 5, Bedroom 1, Bathroom 4, Bedroom 6, Bathroom 3, Bathroom 6, Bathroom 2, Bedroom 5, Bathroom 1, Bedroom 3, Bedroom 2
Elementary school
Mountain View
Middle school
Fairmont
High school
Capital
Subdivision
Boise
Standard status
Active
Size
3,706 SF
Lot size
0.23 Acres
Utilities
Heating system
Forced Air
Building Details
Year built
2026
Listing Agency:
Evolv Brokerage
(208) 497-0067
Listed By:
Tayte Lackey · License #SP53310
(208) 427-4460
Added: Feb 24
Changed: Jul 19
Last Checked: Aug 23 at 11:06AM
MLS# 581727
Copyright © 2026 Greater Pocatello Association of REALTORS®. 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 brand-new duplex features two spacious 3-bedroom, 2.5-bath units with modern, upscale finishes. Each home is designed around an open-concept layout, with designer kitchens that include solid-surface countertops and custom cabinetry. Primary suites include walk-in closets, supporting a comfortable, low-maintenance living setup. The North unit at 6586 offers 1,838 square feet, while the unit at 6590 offers 1,868 square feet. Each unit has two covered parking spaces via carports. The property is presented as turnkey and flexible, with an option to split into condos and sell separately.
The duplex is located at 6590 W Ustick Rd in Boise, Idaho 83704, on a 0.23-acre lot, providing two-residence configuration under one ownership.
For buyers and owner-operators, the layout supports a straightforward live-in and rent approach, as well as multi-generational use given the two full 3-bedroom homes. Investors will also find the unit configuration well-suited to rental operations, with covered parking and finish details already in place. The condo-splitting option adds an additional path for those looking to separate the units into individual ownership.
The duplex is located at 6590 W Ustick Rd in Boise, Idaho 83704, on a 0.23-acre lot, providing two-residence configuration under one ownership.
For buyers and owner-operators, the layout supports a straightforward live-in and rent approach, as well as multi-generational use given the two full 3-bedroom homes. Investors will also find the unit configuration well-suited to rental operations, with covered parking and finish details already in place. The condo-splitting option adds an additional path for those looking to separate the units into individual ownership.
Key Highlights
- Brand new Boise duplex under construction, built in 2026 with forced‑air heating
- North unit at 6586 offers 1,838 sq ft with a 3‑bed, 2.5‑bath layout
- South unit at 6590 offers 1,868 sq ft with a 3‑bed, 2.5‑bath layout
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
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
551
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Brand-new duplex offers two open-concept 3-bedroom residences with covered carports and turnkey finishes.
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: Brand new Boise duplex under construction, built in 2026 with forced‑air heating; North unit at 6586 offers 1,838 sq ft with a 3‑bed, 2.5‑bath layout; South unit at 6590 offers 1,868 sq ft with a 3‑bed, 2.5‑bath layout
