Renovated
For Sale
$1,100,000
703 Locust St., Buhl, ID 83316
MULTI_FAMILY - Buhl, ID
Property Size7,498 SF
Lot Size0.30 Acres
Price / SF$146.71
Days on Market102
Property Features for 703 Locust St.
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
13
Bathrooms
8
Full bathrooms
8
Rooms
Bedroom 13, Bathroom 4, Bedroom 7, Bedroom 4, Bedroom 11, Bathroom 7, Bedroom 1, Bedroom 3, Bathroom 6, Bathroom 3, Bedroom 8, Bathroom 1, Bedroom 12, Bedroom 6, Bathroom 8, Bedroom 10, Bedroom 9, Bathroom 2, Bedroom 2, Bathroom 5, Bedroom 5
Parking
5
Parking features
Carport
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units)
Subdivision
Buhl Townsite
Lot features
10000 S F - .49, Sidewalks
Elementary school
Popplewell
Middle school
Buhl
High school
Buhl
Elementary school district
Buhl Joint School District #412
Middle school district
Buhl Joint School District #412
High school district
Buhl Joint School District #412
Directions
Broadway to Main, North on Main to 7th Ave N, West to subject property. South side of Football Stadium
Standard status
Active
APN
RPB7241055001C
Size
7,498 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Buhl Townsite Amd Lots 1 & 2 Block 55 (36-9-14) (63-602B)
Tax Annual Amount
5729
Legal Description
Buhl Townsite Amd Lots 1 & 2 Block 55 (36-9-14) (63-602B)
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Amenities
Internet provided
Building Details
Year built
1950
Number of units
4
Building materials
Frame
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Tad Haney · License #AB00003117
(208) 420-4195
Added: May 5
Changed: Aug 14
Last Checked: Aug 14 at 1:06PM
MLS# 98984909
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 four-unit residential income property contains 7,498 square feet on a 0.3-acre lot. The original 1950 structure has been comprehensively updated with a new roof, new plumbing, new electrical, new interior finishes, and new HVAC systems throughout. Additional improvements include newer windows and a monitored fire-suppression sprinkler system. Units vary in size, bedroom count, and bonus-room configuration.
Separate electrical and gas meters, along with four water meters positioned behind the city water meter, support individual tenant water charges. Internet service is provided. Each unit includes a disposal, stove/range, and refrigerator, while the property offers central air, forced-air natural-gas heat, composition roofing, and frame construction. Leases are in place, with on-street parking and additional street parking on the north side of 7th.
Separate electrical and gas meters, along with four water meters positioned behind the city water meter, support individual tenant water charges. Internet service is provided. Each unit includes a disposal, stove/range, and refrigerator, while the property offers central air, forced-air natural-gas heat, composition roofing, and frame construction. Leases are in place, with on-street parking and additional street parking on the north side of 7th.
Key Highlights
- Four‑unit property totaling 7,498 square feet on 0.3 acres
- Complete renovation includes new roof, plumbing, electrical, interior finishes, and HVAC
- Monitored fire‑suppression sprinkler system 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
394
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four units offer varied layouts with updated systems, central air, and separately metered utilities.
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: Four‑unit property totaling 7,498 square feet on 0.3 acres; Complete renovation includes new roof, plumbing, electrical, interior finishes, and HVAC; Monitored fire‑suppression sprinkler system and newer windows
