Duplex with Detached
For Sale
$838,000
912 N 27th St, Boise, ID 83702
Two separately configured units include private laundry, storage, and fenced outdoor areas.
Property Size2,352 SF
Price / SF$356.29
Days on Market35
Property Features for 912 N 27th St
General Information
Standard status
Active
Size
2,352 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
private laundry
fully fenced yards
Building Details
Year Built
1944
Listing Agency:
Riverton Group, LLC
(208) 398-3420
Listed By:
Margaret Birge · License #DB41183
Source:
Adventureidahorealestate
Added: Jul 27
Changed: Aug 28
Last Checked: Aug 30 at 6:47PM
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 Riverton Group, LLC
Investment Insights
Based on property information with market context.
This 2,352-square-foot duplex, built in 1944, contains two distinct residential units with separate laundry areas and substantial storage. The first unit offers two bedrooms, two full bathrooms, a walkout basement, and hardwood floors. The second includes one upstairs bedroom, one full bathroom, and basement access to a second bedroom. Dual-pane windows and updated HVAC serve the property, while refrigerators, stoves/ranges, and washer/dryers are included.
The property at 912 N 27th St is in downtown Boise near parks, shops, restaurants, I84, the Greenbelt, Whitewater Park, and Boise State. Fully fenced yards, a 2-car detached garage, and extensive off-street parking—including RV parking—support the residential configuration.
The property at 912 N 27th St is in downtown Boise near parks, shops, restaurants, I84, the Greenbelt, Whitewater Park, and Boise State. Fully fenced yards, a 2-car detached garage, and extensive off-street parking—including RV parking—support the residential configuration.
Key Highlights
- 2,352 SF duplex built in 1944
- Unit 1 has 2 beds, 2 full baths, a walkout basement, and private laundry
- Unit 2 has 1 bed, 1 full bath, and basement access to a 2nd bedroom
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
$28,349
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
3.38%
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%
$566,980
$567.0K
Cap Rate 7%
$404,986
$405.0K
Cap Rate 9%
$314,989
$315.0K
Market Conditions
NOI Build-Up for 2,352 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
$40.9K $17.40/SF
− Vacancy
−$426 −$0.18/SF
EGI
$40.5K $17.22/SF
− OpEx
−$12.1K −$5.17/SF
NOI
$28.3K $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%
$566,980
Cap Rate 7%
$404,986
Cap Rate 9%
$314,989
Alternative Uses
Best Use
Multifamily LT 5
$405.0K
$354.4K – $472.5K
NOI $28,349 @ 7.0% cap · market cap 3.38%
Second Best
Apartment 5plus
$353.1K
$309.0K – $412.0K
NOI $24,720 @ 7.0% cap · market cap 2.95%
Theoretical Best
Office A
$649.6K
$568.4K – $757.8K
NOI $45,469 @ 7.0% cap · market cap 5.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
646
Businesses Nearby
Explore this area
Business Placement
Demographics for 83702, ID
23,951
Population
12,771
Households
1.9
Avg Household Size
40
Median Age
61%
College-Educated
97%
High-School Grad
31.4 sq mi
ZIP Area
763
Density / Sq Mi
$82,586
Median Household Income
$48,200
Median Earnings
$1,175
Median Rent
$708,000
Median Home Value
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 - Two separately configured units include private laundry, storage, and fenced outdoor areas.
Where is this duplex located?
The property is located at 912 N 27th St Boise, ID.
What is the asking price?
The asking price for this property is $838,000.
What are key features of this property?
This property features: 2,352 SF duplex built in 1944; Unit 1 has 2 beds, 2 full baths, a walkout basement, and private laundry; Unit 2 has 1 bed, 1 full bath, and basement access to a 2nd bedroom
