Renovated Duplex with Detached
For Sale
$425,000
805 K Street, Idaho Falls, ID 83402
Residential Income, Idaho Falls, ID
Property Size2,548 SF
Lot Size0.17 Acres
Price / SF$166.80
Days on Market51
Property Features for 805 K Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
General Zoning: Tn-Trad Neigh, Specific Zoning: Idaho Falls-Tn-Traditional Nbh
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 5, Bedroom 2, Bedroom 1, Bedroom 4, Basement
Patio and Porch features
Deck
Interior features
Ceiling Fan(s), Newly Renovated
Fireplace
1
Basement
Finished, Full, Exterior Entry
Appliances
Common Water Heaters, Dishwasher, Microwave, Refrigerator, Oven, Stove
Subdivision
Edgewater Heights-Bon
Lot features
Interstate Exit/ Access, Low Traffic, Near Green Belt, Near Park, Established Lawn, Many Trees, Level
Elementary school
Bush 91EL
Middle school
Taylor View 91JH
High school
Skyline 91HS
Directions
Elva and Riverside. E on Elva Right on Willow, right on K Street, home on left.
Standard status
Active
APN
RPA0700004000A
Size
2,548 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TR 1, BLOCK 4, EDGEWATER HEIGHTS SW1/4, SEC 18, T 2N, R 38
Tax Annual Amount
3828
Legal Description
TR 1, BLOCK 4, EDGEWATER HEIGHTS SW1/4, SEC 18, T 2N, R 38
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Fireplace(s), Forced Air, Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1963
Number of units
2
Building materials
Metal Siding
Listing Agency:
Real Broker LLC
(208) 841-3088
Listed By:
Josh Mitchell · License #5225_8780
(208) 529-8888
Added: Jul 25
Changed: Sep 13
Last Checked: Sep 13 at 6:06PM
MLS# 2188033
Copyright © 2026 Snake River Regional MLS. 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 renovated duplex combines a three-bedroom, two-bath main residence with a separate-entry basement ADU containing two bedrooms and one full bath. The main level includes a living room, updated kitchen, family room with fireplace, and access to a large deck and backyard. The lower unit adds a full kitchen, family room with freestanding fireplace, and dedicated laundry. A detached shop provides a third functional component on the property.
The building contains 2,548 square feet on a 0.167-acre lot and was constructed in 1963. Central air, forced-air natural-gas heat, public water, and public sewer serve the property. It is fully leased and situated at the end of a dead-end street in Idaho Falls, less than a block from the Chukars baseball stadium and minutes from the Snake River Greenbelt and downtown.
The building contains 2,548 square feet on a 0.167-acre lot and was constructed in 1963. Central air, forced-air natural-gas heat, public water, and public sewer serve the property. It is fully leased and situated at the end of a dead-end street in Idaho Falls, less than a block from the Chukars baseball stadium and minutes from the Snake River Greenbelt and downtown.
Key Highlights
- 2,548‑square‑foot duplex on a 0.167‑acre lot
- Main residence has 3 bedrooms and 2 full baths
- Separate‑entry basement ADU includes 2 bedrooms, full kitchen, bath, and 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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Fully leased property includes a separate-entry basement ADU, deck, and two residential living areas.
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 on a 0.167‑acre lot; Main residence has 3 bedrooms and 2 full baths; Separate‑entry basement ADU includes 2 bedrooms, full kitchen, bath, and laundry
