8-Unit Apartment
For Sale
$1,750,000
9212 W Brogan Dr A & B, Boise, ID 83709
Well-maintained multifamily asset with association-managed exterior maintenance and an established rental history.
Property Size9,424 SF
Price / SF$185.70
Days on Market29
Property Features for 9212 W Brogan Dr A & B
General Information
Standard status
Active
Size
9,424 SF
Property subtype
Multi-Family
Additional Details
Cap Rate
5.7%
Multifamily Units
8
Building Details
Year Built
2006
Buildings
1
Listing Agency:
RE/MAX Advisors
(208) 287-0380
Listed By:
Darrin Jaszkowiak · License #DB17849
Source:
Debbiemarcotterealestate
Added: Aug 3
Changed: Aug 28
Last Checked: Aug 30 at 7:25PM
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 RE/MAX Advisors
Investment Insights
Based on property information with market context.
This 8-unit apartment property comprises two four-plex buildings with a combined 9,424 square feet. Constructed in 2006, the buildings are described as well maintained and offer a multifamily configuration suited to income-producing ownership. The property includes a documented 5.7% cap rate and stable rental history.
Exterior maintenance is handled by the owners' association, providing an established management arrangement for that portion of the property. The asset is located at 9212 W Brogan Dr A & B in Boise, Idaho, within the South Boise area and among established single-family homes. Schools, parks, and amenities are identified as nearby surrounding uses.
Exterior maintenance is handled by the owners' association, providing an established management arrangement for that portion of the property. The asset is located at 9212 W Brogan Dr A & B in Boise, Idaho, within the South Boise area and among established single-family homes. Schools, parks, and amenities are identified as nearby surrounding uses.
Key Highlights
- 8‑unit multifamily property configured as two four‑plex buildings
- 9,424 square feet of building area
- Built in 2006
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
$99,048
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
5.66%
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%
$1,980,960
$2.0M
Cap Rate 7%
$1,414,971
$1.4M
Cap Rate 9%
$1,100,533
$1.1M
Market Conditions
NOI Build-Up for 9,424 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
$182.1K $19.32/SF
− Vacancy
−$2.0K −$0.21/SF
EGI
$180.1K $19.11/SF
− OpEx
−$81.0K −$8.60/SF
NOI
$99.0K $10.51/SF
Area
Ada County, ID
Vacancy
1.09%
Lease Rate
$19.32 /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%
$1,980,960
Cap Rate 7%
$1,414,971
Cap Rate 9%
$1,100,533
Alternative Uses
Best Use
Apartment 5plus
$1.41M
$1.24M – $1.65M
NOI $99,048 @ 7.0% cap · market cap 5.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.60M
$2.28M – $3.04M
NOI $182,185 @ 7.0% cap · market cap 10.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
151
Businesses Nearby
Explore this area
Business Placement
Demographics for 83709, ID
59,461
Population
22,262
Households
2.7
Avg Household Size
38
Median Age
37%
College-Educated
96%
High-School Grad
33.7 sq mi
ZIP Area
1,764
Density / Sq Mi
$88,893
Median Household Income
$48,981
Median Earnings
$1,743
Median Rent
$440,700
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?
Apartment building - Well-maintained multifamily asset with association-managed exterior maintenance and an established rental history.
Where is this apartment building located?
The property is located at 9212 W Brogan Dr A & B Boise, ID.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 8‑unit multifamily property configured as two four‑plex buildings; 9,424 square feet of building area; Built in 2006
