Duplex with Separate
New
For Sale
$300,000
801 E Ball Avenue, Parma, ID 83660
Residential Income, Parma, ID
Property Size1,360 SF
Lot Size0.22 Acres
Price / SF$220.59
Days on Market6
Property Features for 801 E Ball Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 4, Bedroom 1, Bathroom 2, Bedroom 2, Bedroom 3
Parking
6
Appliances
Disposal (No Units), Stove/Range (Some Units), Refrigerator (Some Units), Washer/Dryer (No Units)
Subdivision
0 Not Applic.
Lot features
Standard Lot 6000-9999 S F
Elementary school
Parma
Middle school
Parma Jr
High school
Parma
Elementary school district
Parma School District #137
Middle school district
Parma School District #137
High school district
Parma School District #137
Directions
I-84 West, bridge closed at Exit 26, use Exit 25, Turn West onto Hwy 44, follow detour, merge onto US-20/26 West to Notus/Parma and go 14 miles into Parma, turn South (LEFT) onto 8th St, turn East (LEFT) onto E Ball Ave to 801
Standard status
Active
APN
387480100
Size
1,360 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
09-5N-5W-Ne Tx 98898 In Sene
Tax Annual Amount
2316
Legal Description
09-5N-5W-Ne Tx 98898 In Sene
Utilities
Heating system
Natural Gas
Building Details
Year built
1961
Number of units
2
Flooring type
Laminate, Engineered
Building materials
Vinyl Siding
Roof type
Composition
Listing Agency:
LPT Realty
(360) 298-4624
Listed By:
Doug Holladay · License #AB22516
(208) 250-1400
Added: Sep 17
Changed: Sep 20
Last Checked: Sep 22 at 7:06PM
MLS# 99001214
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.
This 1961 duplex contains 1,360 square feet across two separate residences, each arranged with its own entrance, kitchen, bathroom, and utility setup. Individual water heaters and thermostats support independent operation, while vinyl siding, composition roofing, laminate and engineered flooring, and natural-gas heating serve the property. The offering is conveyed as-is. Unit #1 received a new furnace in 2025, and the mature trees on the parcel have been trimmed.
The property occupies a 0.2169-acre corner lot at 801 E Ball Avenue in Parma, Idaho. Its setting provides access to downtown Parma, nearby schools and shopping, and Highway 95. The two-unit layout, separate utilities, and existing residential improvements create a straightforward basis for continued rental use or owner occupancy with an additional residence.
The property occupies a 0.2169-acre corner lot at 801 E Ball Avenue in Parma, Idaho. Its setting provides access to downtown Parma, nearby schools and shopping, and Highway 95. The two-unit layout, separate utilities, and existing residential improvements create a straightforward basis for continued rental use or owner occupancy with an additional residence.
Key Highlights
- Two fully independent units within 1,360 square feet
- Each residence includes a private entrance, kitchen, and bathroom
- 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
NOI $19,543 @ 7.0% cap · market cap 6.51%
Second Best
Multifamily LT 5
$116.6K
$102.0K – $136.0K
NOI $8,160 @ 7.0% cap · market cap 2.72%
Theoretical Best
Office A
$362.2K
$317.0K – $422.6K
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
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two independent residences offer private access, individual systems, and a practical rental configuration.
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 fully independent units within 1,360 square feet; Each residence includes a private entrance, kitchen, and bathroom; Separate utilities include individual water heaters and thermostats
