Well-Maintained Duplex
For Sale
$627,800
764 Curtis, Boise, ID 83705
Leased duplex with two separate units, private entrances, and separate utility meters on a 0.21-acre lot.
Property Size3,756 SF
Lot Size0.21 Acres
Price / SF$167.15
Days on Market61
Property Features for 764 Curtis
General Information
Standard status
Active
Size
3,756 SF
Lot size
0.21 Acres
Property subtype
Duplex
Occupancy
100%
Additional Details
Business Included
Yes
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,942
Amenities
Garage: One Car, Carport
Garage Spaces: 1
8
5.00
One Car, Carport
1
Building Details
Year Built
1971
Tenancy
Multi
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Liz O'gara · License #SP42533
Source:
Clearwaterproperties
Added: Jul 3
Changed: Aug 31
Last Checked: Aug 31 at 6:55PM
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 Keller Williams Realty Boise
Investment Insights
Based on property information with market context.
Well-maintained duplex designed for two separate households, totaling 3,756 square feet on a 0.21-acre lot. Unit 764 includes 3 bedrooms, 2 bathrooms, a bonus room, and a separate exterior entrance to a finished lower level. Recent upgrades include new flooring, carpet, and interior paint completed prior to the current tenant’s occupancy.
Unit 766 offers 5 bedrooms and 2.5 bathrooms, along with a dedicated laundry/mud room. Both units are currently leased. Tenants pay power, gas, and water, while the owner pays trash and sewer, supported by separate utility meters.
Additional property amenities include private entrances, a detached garage, a covered carport, and additional off-street parking. The duplex is located in central Boise with convenience to shopping, parks, schools, downtown Boise, and Interstate 84.
Unit 766 offers 5 bedrooms and 2.5 bathrooms, along with a dedicated laundry/mud room. Both units are currently leased. Tenants pay power, gas, and water, while the owner pays trash and sewer, supported by separate utility meters.
Additional property amenities include private entrances, a detached garage, a covered carport, and additional off-street parking. The duplex is located in central Boise with convenience to shopping, parks, schools, downtown Boise, and Interstate 84.
Key Highlights
- Leased duplex (built 1971) with two separate units providing immediate rental income
- 3,756 SF total on a 0.21‑acre lot with private entrances for both units
- Unit 764: 3 bed/2 bath plus bonus room; finished lower level with separate exterior entrance
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
$45,272
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
7.21%
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%
$905,440
$905.4K
Cap Rate 7%
$646,743
$646.7K
Cap Rate 9%
$503,022
$503.0K
Market Conditions
NOI Build-Up for 3,756 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
$65.4K $17.40/SF
− Vacancy
−$680 −$0.18/SF
EGI
$64.7K $17.22/SF
− OpEx
−$19.4K −$5.17/SF
NOI
$45.3K $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%
$905,440
Cap Rate 7%
$646,743
Cap Rate 9%
$503,022
Alternative Uses
Best Use
Multifamily LT 5
$646.7K
$565.9K – $754.5K
NOI $45,272 @ 7.0% cap · market cap 7.21%
Second Best
Apartment 5plus
$563.9K
$493.5K – $657.9K
NOI $39,476 @ 7.0% cap · market cap 6.29%
Theoretical Best
Office A
$1.04M
$907.6K – $1.21M
NOI $72,611 @ 7.0% cap · market cap 11.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,221
Businesses Nearby
Explore this area
Business Placement
Demographics for 83705, ID
27,756
Population
13,228
Households
2.1
Avg Household Size
35
Median Age
38%
College-Educated
93%
High-School Grad
16.2 sq mi
ZIP Area
1,713
Density / Sq Mi
$62,605
Median Household Income
$37,283
Median Earnings
$1,166
Median Rent
$378,800
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 - Leased duplex with two separate units, private entrances, and separate utility meters on a 0.21-acre lot.
Where is this duplex located?
The property is located at 764 Curtis Boise, ID.
What is the asking price?
The asking price for this property is $627,800.
What are key features of this property?
This property features: Leased duplex (built 1971) with two separate units providing immediate rental income; 3,756 SF total on a 0.21‑acre lot with private entrances for both units; Unit 764: 3 bed/2 bath plus bonus room; finished lower level with separate exterior entrance
