Duplex with Detached
For Sale
$808,000
912 N 27th St, Boise, ID 83702
Two separately configured units feature private laundry, storage, fenced outdoor areas, and updated HVAC.
Property Size2,352 SF
Price / SF$343.54
Days on Market42
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 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
hardwood floors
dual pane windows
updated HVAC
refrigerator
stove/range
washer/dryer
private laundry
storage space
fenced yard
detached garage
off-street parking
Building Details
Year Built
1944
Listing Agency:
Riverton Group, LLC
(208) 398-3420
Listed By:
Margaret Birge · License #DB41183
Source:
Bktidaho
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 30 at 8:35PM
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 Boise duplex, built in 1944, contains two distinct residential units with private laundry and storage. The first unit offers two bedrooms, two full bathrooms, a walkout basement, and hardwood floors. The second includes one upstairs bedroom and a basement-accessible second bedroom, along with one full bathroom. Both units include refrigerators, stoves/ranges, and washer/dryers. Dual pane windows and updated HVAC serve the property.
The property includes fully fenced yards, a detached 2-car garage, and substantial off-street parking with RV accommodation. Its location near parks, shops, restaurants, I84, the Greenbelt, Whitewater Park, and Boise State places multiple recreational, retail, dining, and institutional destinations nearby.
The property includes fully fenced yards, a detached 2-car garage, and substantial off-street parking with RV accommodation. Its location near parks, shops, restaurants, I84, the Greenbelt, Whitewater Park, and Boise State places multiple recreational, retail, dining, and institutional destinations nearby.
Key Highlights
- Two‑unit duplex with 2,352 SF, built in 1944
- Unit 1 offers 2 bedrooms, 2 full baths, a walkout basement, and private laundry
- Unit 2 includes 1 upstairs bedroom plus a basement‑accessible second bedroom and 1 full bath
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
3.51%
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%
$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 3.51%
Second Best
Apartment 5plus
$353.1K
$309.0K – $412.0K
NOI $24,720 @ 7.0% cap · market cap 3.06%
Theoretical Best
Office A
$649.6K
$568.4K – $757.8K
NOI $45,469 @ 7.0% cap · market cap 5.63%
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 feature private laundry, storage, fenced outdoor areas, and updated HVAC.
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 $808,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,352 SF, built in 1944; Unit 1 offers 2 bedrooms, 2 full baths, a walkout basement, and private laundry; Unit 2 includes 1 upstairs bedroom plus a basement‑accessible second bedroom and 1 full bath
