Duplex with Oversized Detached
For Sale
$702,000
790-792 S Curtis Rd, Boise, ID 83705
MULTI_FAMILY - Boise, ID
Property Size4,112 SF
Lot Size0.21 Acres
Price / SF$170.72
Days on Market49
Property Features for 790-792 S Curtis Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
R-2
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bathroom 4, Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 1, Bathroom 3, Bedroom 3, Bedroom 5, Bedroom 6
Parking
4
Parking features
Driveway
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (No Units)
Subdivision
Palmer Sub
Lot features
Standard Lot 6000-9999 S F, Sidewalks
Elementary school
Hillcrest
Middle school
South Boise Jr
High school
Borah
Elementary school district
Boise School District #1
Middle school district
Boise School District #1
High school district
Boise School District #1
Directions
I-84 to Curtis Rd. exit. S on Curtis past Overland and Franklin. Property is located on the east side of the street.
Standard status
Active
APN
R6890040065
Size
4,112 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
See Exhibit A
Tax Annual Amount
7577
Legal Description
See Exhibit A
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Building Details
Year built
1971
Number of units
2
Flooring type
Laminate
Building materials
Brick, Frame, Stucco
Roof type
Composition
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Liz O'gara · License #SP42533
(208) 841-5623
Added: Jun 22
Changed: Aug 1
Last Checked: Aug 9 at 2:06PM
MLS# 98991224
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.
Spacious duplex with two 3-bedroom, 2-bath units, each with functional multi-level floor plans, private entrances, and private yard areas. The units have separate utility meters and effectively access two garage spaces apiece through a combination of attached and detached garages. A detached oversized-height garage provides flexibility for storage, larger vehicles, or workshop use.
The property was built in 1971 and totals 4,112 square feet on a 0.21-acre lot. Heating is natural gas with central air cooling, and finishes include laminate flooring. Unit 792 has been refreshed with carpet, paint, and general repairs, and it is leased through 8/31/26.
Located at 790-792 S Curtis Rd in Boise, the property is described as conveniently near shopping, parks, schools, downtown Boise, and I-84.
The property was built in 1971 and totals 4,112 square feet on a 0.21-acre lot. Heating is natural gas with central air cooling, and finishes include laminate flooring. Unit 792 has been refreshed with carpet, paint, and general repairs, and it is leased through 8/31/26.
Located at 790-792 S Curtis Rd in Boise, the property is described as conveniently near shopping, parks, schools, downtown Boise, and I-84.
Key Highlights
- Two 3‑bedroom, 2‑bath units with private entrances and private yard areas
- Separate utility meters
- Oversized‑height detached garage for storage, larger vehicles, or workshop use
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
$49,563
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
7.06%
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%
$991,260
$991.3K
Cap Rate 7%
$708,043
$708.0K
Cap Rate 9%
$550,700
$550.7K
Market Conditions
NOI Build-Up for 4,112 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
$71.5K $17.40/SF
− Vacancy
−$744 −$0.18/SF
EGI
$70.8K $17.22/SF
− OpEx
−$21.2K −$5.17/SF
NOI
$49.6K $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%
$991,260
Cap Rate 7%
$708,043
Cap Rate 9%
$550,700
Alternative Uses
Best Use
Multifamily LT 5
$708.0K
$619.5K – $826.1K
NOI $49,563 @ 7.0% cap · market cap 7.06%
Second Best
Apartment 5plus
$617.4K
$540.2K – $720.3K
NOI $43,218 @ 7.0% cap · market cap 6.16%
Theoretical Best
Office A
$1.14M
$993.7K – $1.32M
NOI $79,493 @ 7.0% cap · market cap 11.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
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 - Duplex with private entrances, private yard areas, and separate utility meters, plus an oversized-height detached garage.
Where is this duplex located?
The property is located at 790-792 S Curtis Rd Boise, ID.
What is the asking price?
The asking price for this property is $702,000.
What are key features of this property?
This property features: Two 3‑bedroom, 2‑bath units with private entrances and private yard areas; Separate utility meters; Oversized‑height detached garage for storage, larger vehicles, or workshop use
