Well-Maintained Duplex with
For Sale
$685,000
7919 And 7921 W Colehaven Ct, Boise, ID 83704
Two separate residences offer matching layouts, private outdoor areas, and convenient access to shopping, dining, and recreation.
Property Size2,398 SF
Price / SF$285.65
Days on Market36
Property Features for 7919 And 7921 W Colehaven Ct
General Information
Standard status
Active
Size
2,398 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Parking per Unit
2
Additional Details
Road Access
Yes
Building Details
Year Built
2000
Buildings
1
Listing Agency:
Mountain Realty
(208) 278-6880
Listed By:
David Elsey
Source:
Platzplace
Added: Jul 25
Changed: Aug 28
Last Checked: Aug 28 at 1:12PM
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 Mountain Realty
Investment Insights
Based on property information with market context.
This 2,398-square-foot duplex, built in 2000, contains two separate residences with matching three-bedroom, two-and-a-half-bath layouts. Each unit includes a two-car garage and outdoor living space. Both residences have been well maintained and are ready for a new owner.
Set at the end of a cul-de-sac, the property is steps from a small park and close to multiple shopping and dining options. Access to Boise Town Square Mall, The Village, and downtown Boise adds convenience for residents and supports the property's central Boise location.
Set at the end of a cul-de-sac, the property is steps from a small park and close to multiple shopping and dining options. Access to Boise Town Square Mall, The Village, and downtown Boise adds convenience for residents and supports the property's central Boise location.
Key Highlights
- 2,398‑square‑foot duplex built in 2000
- Two separate units, each with 3 bedrooms and 2.5 baths
- Each residence includes a 2 car garage
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 separate residences offer matching layouts, private outdoor areas, and convenient access to shopping, dining, and recreation.
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: 2,398‑square‑foot duplex built in 2000; Two separate units, each with 3 bedrooms and 2.5 baths; Each residence includes a 2 car garage
