Building Details

Year Built 1961

Listed By: City of Trees Real Estate Show Phone

Source: Realestate-idaho

Added: Sep 19 Last Checked: Sep 21 at 6:01AM

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Investment Insights

Based on property information with market context.

Built in 1961, this 1,360-square-foot duplex contains two independent units, each with its own entrance, kitchen, and bathroom. Separate utilities include individual water heaters and thermostats for the residences. The property is being offered in as-is condition and sits on a 0.22-acre corner lot with mature trees that have been recently trimmed. Unit #1 received a new furnace in 2025.

The property is near downtown Parma, schools, and shopping, with access to Highway 95. Its two-unit layout and independent utility setup provide a clearly defined configuration for residential rental use.

Key Highlights

• Two‑unit duplex with 1,360 square feet of property size
• Each unit has a private entrance, kitchen, and bath
• Separate utilities include individual water heaters and thermostats

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

$19,543

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

6.51%

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%

$390,860 $390.9K

Cap Rate 7%

$279,186 $279.2K

Cap Rate 9%

$217,144 $217.1K

Market Conditions

NOI Build-Up for 1,360 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

$36.9K $27.12/SF

− Vacancy

−$1.3K −$0.99/SF

EGI

$35.5K $26.13/SF

− OpEx

−$16.0K −$11.76/SF

NOI

$19.5K $14.37/SF

Area

Canyon County, ID

Vacancy

3.66%

Lease Rate

$27.12 /SF/Yr

Expense Ratio

45.00%

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%

$390,860

Cap Rate 7%

$279,186

Cap Rate 9%

$217,144

Alternative Uses

Best Use

Apartment 5plus

$279.2K

$244.3K – $325.7K (±1% cap)

NOI $19,543 @ 7.0% cap · market cap 6.51%

Second Best

Multifamily LT 5

$116.6K

$102.0K – $136.0K (±1% cap)

NOI $8,160 @ 7.0% cap · market cap 2.72%

Theoretical Best

Office A

$362.2K

$317.0K – $422.6K (±1% cap)

NOI $25,357 @ 7.0% cap · market cap 8.45%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick Parking Lot & Garage HVAC Service Plumbing Service Bakery Furniture & Home Goods Pharmacy

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

171

Businesses Nearby

Explore this area Business Placement

Demographics for 83660, ID

6,317

Population

2,227

Households

2.8

Avg Household Size

39

Median Age

18%

College-Educated

83%

High-School Grad

124.3 sq mi

ZIP Area

51

Density / Sq Mi

$60,634

Median Household Income

$36,176

Median Earnings

$982

Median Rent

$363,600

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Two self-contained residences each include a private entrance, kitchen, and bath.

Where is this duplex located?

The property is located at 801 E Ball Avenue Parma, ID.

What is the asking price?

The asking price for this property is $300,000.

What are key features of this property?

This property features: Two‑unit duplex with 1,360 square feet of property size; Each unit has a private entrance, kitchen, and bath; Separate utilities include individual water heaters and thermostats