Duplex with Two-Car
For Sale
$685,000
Pending
7919 and 7921 W Colehaven Ct, Boise, ID 83704
Residential Income, Boise, ID
Property Size2,398 SF
Lot Size0.16 Acres
Days on Market38
Property Features for 7919 and 7921 W Colehaven Ct
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
6
Full bathrooms
6
Rooms
Bathroom 6, Bathroom 4, Bedroom 5, Bedroom 2, Bedroom 3, Bathroom 2, Bedroom 1, Bedroom 6, Bathroom 3, Bathroom 5, Bathroom 1, Bedroom 4
Parking
4
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (No Units)
Subdivision
Faybe Gardens
Lot features
Standard Lot 6000-9999 S F
Elementary school
Morley Nelson
Middle school
Fairmont
High school
Capital
Elementary school district
Boise School District #1
Middle school district
Boise School District #1
High school district
Boise School District #1
Directions
From Milwaukee/Fairview, E on Fairview, S on Etheridge, W on Colehaven Ct to address
Standard status
Pending
APN
R2759120030
Size
2,398 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 3 Blk 1 Faybe Gardens Sub
Tax Annual Amount
5823
Legal Description
Lot 3 Blk 1 Faybe Gardens Sub
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
2000
Number of units
2
Building materials
Frame
Roof type
Composition
Listing Agency:
Mountain Realty
(208) 484-6564
Listed By:
David Elsey · License #SP31476
(208) 850-4868
Added: Jul 23
Changed: Aug 19
Last Checked: Aug 29 at 7:06PM
MLS# 98995096
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.
Built in 2000, this 2,398-square-foot duplex contains two separate residences, each with three bedrooms, 2.5 baths, a two-car garage, and outdoor living space. The property sits on a 0.16-acre lot at the end of a cul-de-sac. Frame construction, composition roofing, natural gas forced-air heat, and central air conditioning serve the building. Appliances include a disposal, stove/range, and refrigerator in all units; washers and dryers are not included.
A small park is located just steps from the property, with shopping and dining options nearby. The address also provides access to Boise Town Square Mall, The Village, and downtown Boise. Both residences have been well maintained.
A small park is located just steps from the property, with shopping and dining options nearby. The address also provides access to Boise Town Square Mall, The Village, and downtown Boise. Both residences have been well maintained.
Key Highlights
- Two separate units, each with 3 bedrooms and 2.5 baths
- Each residence includes a 2‑car garage and outdoor living space
- 2,398 square feet on a 0.16‑acre lot
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
$28,904
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
4.22%
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%
$578,080
$578.1K
Cap Rate 7%
$412,914
$412.9K
Cap Rate 9%
$321,156
$321.2K
Market Conditions
NOI Build-Up for 2,398 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
$41.7K $17.40/SF
− Vacancy
−$434 −$0.18/SF
EGI
$41.3K $17.22/SF
− OpEx
−$12.4K −$5.17/SF
NOI
$28.9K $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%
$578,080
Cap Rate 7%
$412,914
Cap Rate 9%
$321,156
Alternative Uses
Best Use
Multifamily LT 5
$412.9K
$361.3K – $481.7K
NOI $28,904 @ 7.0% cap · market cap 4.22%
Second Best
Apartment 5plus
$360.0K
$315.0K – $420.1K
NOI $25,203 @ 7.0% cap · market cap 3.68%
Theoretical Best
Office A
$662.3K
$579.5K – $772.6K
NOI $46,358 @ 7.0% cap · market cap 6.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,489
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with separate residences, outdoor living areas, and convenient access to shopping, dining, and Boise destinations.
Where is this duplex located?
The property is located at 7919 and 7921 W Colehaven Ct Boise, ID.
What is the asking price?
The asking price for this property is $685,000.
What are key features of this property?
This property features: Two separate units, each with 3 bedrooms and 2.5 baths; Each residence includes a 2‑car garage and outdoor living space; 2,398 square feet on a 0.16‑acre lot
