Renovated
For Sale
$1,100,000
703 Locust St., Buhl, ID 83316
Four leased units offer varied layouts with individual utility metering and separate HVAC systems.
Property Size7,498 SF
Price / SF$146.71
Days on Market38
Property Features for 703 Locust St.
General Information
Standard status
Active
Size
7,498 SF
Property subtype
Multi-Family
Additional Details
Utilities to Site
Yes
Sprinkler System
Yes
Multifamily Units
4
Amenities
internet
Building Details
Year Built
1950
Listing Agency:
Silvercreek Realty Group
(208) 420-4195
Listed By:
Tad Haney · License #AB00003117
Source:
Debbiemarcotterealestate
Added: Jul 25
Changed: Aug 29
Last Checked: Aug 30 at 8:01PM
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 Silvercreek Realty Group
Investment Insights
Based on property information with market context.
Located at 703 Locust St. in Buhl, Idaho, this 7,498-square-foot quadplex dates to 1950 and has undergone extensive renovation. The four units provide different configurations, including varied bedroom counts, square footage, and bonus rooms. Improvements include new interior finishes, HVAC systems, plumbing, electrical work, newer windows, and a new roof. A fire suppression sprinkler system with monitor is also in place.
Each unit has separate electrical and gas meters, while four water meters are positioned behind the city water meter to support individual tenant water charges. Internet service is provided, and leases are in place. Parking is available on the street, with additional street parking on the north side of 7th.
Each unit has separate electrical and gas meters, while four water meters are positioned behind the city water meter to support individual tenant water charges. Internet service is provided, and leases are in place. Parking is available on the street, with additional street parking on the north side of 7th.
Key Highlights
- 7,498‑square‑foot quadplex at 703 Locust St., Buhl, ID 83316
- Four units with varied square footage, bedroom counts, and bonus rooms
- Renovated with new roof, interiors, HVAC, plumbing, electrical, and newer windows
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
$69,171
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
6.29%
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%
$1,383,420
$1.4M
Cap Rate 7%
$988,157
$988.2K
Cap Rate 9%
$768,567
$768.6K
Market Conditions
NOI Build-Up for 7,498 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
$103.5K $13.80/SF
− Vacancy
−$4.7K −$0.62/SF
EGI
$98.8K $13.18/SF
− OpEx
−$29.6K −$3.95/SF
NOI
$69.2K $9.23/SF
Area
Twin Falls County, ID
Vacancy
4.50%
Lease Rate
$13.80 /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%
$1,383,420
Cap Rate 7%
$988,157
Cap Rate 9%
$768,567
Alternative Uses
Best Use
Multifamily LT 5
$988.2K
$864.6K – $1.15M
NOI $69,171 @ 7.0% cap · market cap 6.29%
Second Best
Apartment 5plus
$889.1K
$777.9K – $1.04M
NOI $62,235 @ 7.0% cap · market cap 5.66%
Theoretical Best
Specialty Retail
$1.72M
$1.51M – $2.01M
NOI $120,405 @ 7.0% cap · market cap 10.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Sprinkler system
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
374
Businesses Nearby
Explore this area
Business Placement
Demographics for 83316, ID
10,295
Population
4,279
Households
2.4
Avg Household Size
41
Median Age
21%
College-Educated
83%
High-School Grad
293.2 sq mi
ZIP Area
35
Density / Sq Mi
$61,378
Median Household Income
$36,541
Median Earnings
$825
Median Rent
$248,100
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 - Four leased units offer varied layouts with individual utility metering and separate HVAC systems.
Where is this quadplex located?
The property is located at 703 Locust St. Buhl, 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: 7,498‑square‑foot quadplex at 703 Locust St., Buhl, ID 83316; Four units with varied square footage, bedroom counts, and bonus rooms; Renovated with new roof, interiors, HVAC, plumbing, electrical, and newer windows
