Renovated Duplex With Detached
For Sale
$425,000
805 K Street, Idaho Falls, ID 83402
Fully leased property with two living areas, separate basement access, and an additional detached shop.
Property Size2,548 SF
Price / SF$166.80
Days on Market41
Property Features for 805 K Street
General Information
Standard status
Active
Size
2,548 SF
Property subtype
Multi-Family
Building Details
Year Built
1963
Listing Agency:
Real Broker LLC
Listed By:
Josh Mitchell · License #5225_8780
(208) 529-8888
Source:
Townsendrealtyteam
Added: Jul 27
Changed: Aug 30
Last Checked: Sep 5 at 4:25AM
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 Real Broker LLC
Investment Insights
Based on property information with market context.
This renovated duplex property contains a main-level residence and a separate-entry basement ADU, creating two distinct living areas. The main level includes a living room, remodeled kitchen, family room with fireplace, three bedrooms, two full bathrooms, a large deck, and backyard access. The basement ADU adds a full kitchen, family room with freestanding fireplace, two bedrooms, one full bathroom, and dedicated laundry. A detached shop provides a third leased component and additional functional space.
Built in 1963, the property contains 2,548 square feet and is fully leased. The main-level and basement leases extend through March, while the shop is leased on a month-to-month basis. Positioned at the end of a dead-end street, the property is less than a block from the Chukars baseball stadium and minutes from the Snake River Greenbelt and Downtown Idaho Falls.
Built in 1963, the property contains 2,548 square feet and is fully leased. The main-level and basement leases extend through March, while the shop is leased on a month-to-month basis. Positioned at the end of a dead-end street, the property is less than a block from the Chukars baseball stadium and minutes from the Snake River Greenbelt and Downtown Idaho Falls.
Key Highlights
- 2,548‑square‑foot duplex property built in 1963
- Main residence offers 3 bedrooms, 2 full bathrooms, remodeled kitchen, fireplace, deck, and backyard access
- Separate‑entry basement ADU includes 2 bedrooms, full bath, kitchen, fireplace, and dedicated laundry
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
$21,462
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
5.05%
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%
$429,240
$429.2K
Cap Rate 7%
$306,600
$306.6K
Cap Rate 9%
$238,467
$238.5K
Market Conditions
NOI Build-Up for 2,548 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
$32.1K $12.60/SF
− Vacancy
−$1.4K −$0.57/SF
EGI
$30.7K $12.03/SF
− OpEx
−$9.2K −$3.61/SF
NOI
$21.5K $8.42/SF
Area
Bonneville County, ID
Vacancy
4.50%
Lease Rate
$12.60 /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%
$429,240
Cap Rate 7%
$306,600
Cap Rate 9%
$238,467
Alternative Uses
Best Use
Multifamily LT 5
$306.6K
$268.3K – $357.7K
NOI $21,462 @ 7.0% cap · market cap 5.05%
Second Best
Apartment 5plus
$277.3K
$242.7K – $323.6K
NOI $19,413 @ 7.0% cap · market cap 4.57%
Theoretical Best
Office A
$562.9K
$492.6K – $656.8K
NOI $39,406 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
619
Businesses Nearby
Explore this area
Business Placement
Demographics for 83402, ID
28,452
Population
11,983
Households
2.4
Avg Household Size
34
Median Age
31%
College-Educated
92%
High-School Grad
171.0 sq mi
ZIP Area
166
Density / Sq Mi
$72,064
Median Household Income
$35,593
Median Earnings
$904
Median Rent
$301,400
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 - Fully leased property with two living areas, separate basement access, and an additional detached shop.
Where is this duplex located?
The property is located at 805 K Street Idaho Falls, ID.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 2,548‑square‑foot duplex property built in 1963; Main residence offers 3 bedrooms, 2 full bathrooms, remodeled kitchen, fireplace, deck, and backyard access; Separate‑entry basement ADU includes 2 bedrooms, full bath, kitchen, fireplace, and dedicated laundry
