Four-Unit Residential Income
For Sale
$875,000
9212 W Brogan Dr -A, Boise, ID 83709
Four residential units offer three-bedroom layouts, association-managed exterior maintenance, and established rental history.
Property Size4,712 SF
Price / SF$185.70
Days on Market9
Property Features for 9212 W Brogan Dr -A
General Information
Standard status
Active
Size
4,712 SF
Property subtype
Quadruplex
Units
Unit Mix
4 x 3BR/2BA
Multifamily Units
4
Additional Details
Cap Rate
5.5%
Amenities
Lot Features: Irrigation, Sidewalks, Lot Size Units: Acres
Tax Annual Amount: 2963, Tax Legal Description: Unit A Bldg 3 Charter Pointe Village 4-Plex Condos, Tax Year: 2025
Flooring: Laminate, Vinyl
Gross Income: 67474, Gross Scheduled Income: 1425, Net Operating Income: 47474
Cooling: Central Air, All Units, Cooling YN: t
Heating: Forced Air, Natural Gas, Heating YN: t
Laundry Features: Washer/Dryer Hookups (All Units)
Listing Id: 98996155, Listing Service: Full Service, Listing Terms: Cash, Conventional, List Price: 875000, Mls Status: Active, Number Of Units Total: 4, Standard Status: Active, Total Actual Rent: 4210
Parking Total: 4
Elementary School: Desert Sage, Elementary School District: West Ada School District, High School: Mountain View, High School District: West Ada School District, Middle Or Junior School: LkHazel Jr, Middle Or Junior School District: West Ada School District
Bedrooms Total: 12
Above Grade Finished Area Units: Square Feet, Below Grade Finished Area Units: Square Feet, Building Area Total: 4712, Building Area Units: Square Feet, Construction Materials: Stucco, Synthetic, Living Area: 4712, Living Area Units: Square Feet, Year Built: 2006
Maintenance Expense: 2310, Manager Expense: 3635, Operating Expense: 19996, Other Expense: 5160
City: Boise, Coordinates: -116.297426, 43.54442, Country: US, County Or Parish: Ada, Directions: Overland / S on Maple Grove past Lake Hazel / W on Brogan to entrance, then east to building., Latitude: 43.54442, Longitude: -116.297426, Postal Code: 83709, State Or Province: ID, Street Dir Prefix: W, Street Name: Brogan Dr -A, Street Number: 9212, Street Number Numeric: 9212, Subdivision Name: Charter Pointe, Unparsed Address: 9212 W Brogan Dr -A, Boise ID 83709
Current Use: 2-4 Units, Farm Land Area Units: Square Feet, Leasable Area Units: Square Feet, Parcel Number: R1376640060, Property Sub Type: Quadruplex, Property Type: Residential Income
Bathrooms Total Integer: 8
Electric: Unit 1 Separate Meter, Unit 2 Separate Meter, Unit 3 Separate Meter, Unit 4 Separate Meter, Gas: Unit 1 Separate Meter, Unit 2 Separate Meter, Unit 3 Separate Meter, Unit 4 Separate Meter, Utilities: Sewer Connected, Cable Connected
Irrigation Source: Irrigation District: No, Water Source: City Service
Appliances: Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Association Fee: 450, Association Fee Frequency: Monthly
Building Details
Year Built
2006
Buildings
1
Listing Agency:
RE/MAX Advisors
(208) 863-0444
Listed By:
Darrin Jaszkowiak · License #DB17849
(208) 863-0444
Source:
Thgboise
Added: Aug 3
Changed: Aug 11
Last Checked: Aug 11 at 6:45AM
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.
Completed in 2006, this 4,712-square-foot quadplex contains four residential units, each arranged with three bedrooms and two bathrooms. The property has a documented stable rent history, and exterior maintenance is managed through the owners' association, reducing the landlord's direct maintenance responsibilities.
The building is situated in South Boise among established single-family homes, with schools, parks, and amenities in the surrounding area. An identical four-plex is available next door, and three additional four-plexes are also offered. The property carries a 5.5% cap rate.
The building is situated in South Boise among established single-family homes, with schools, parks, and amenities in the surrounding area. An identical four-plex is available next door, and three additional four-plexes are also offered. The property carries a 5.5% cap rate.
Key Highlights
- Four residential units, each with 3 bedrooms and 2 bathrooms
- 4,712‑square‑foot building completed in 2006
- 5.5% cap rate with stable rent history
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
$56,795
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
6.49%
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%
$1,135,900
$1.1M
Cap Rate 7%
$811,357
$811.4K
Cap Rate 9%
$631,056
$631.1K
Market Conditions
NOI Build-Up for 4,712 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
$82.0K $17.40/SF
− Vacancy
−$853 −$0.18/SF
EGI
$81.1K $17.22/SF
− OpEx
−$24.3K −$5.17/SF
NOI
$56.8K $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%
$1,135,900
Cap Rate 7%
$811,357
Cap Rate 9%
$631,056
Alternative Uses
Best Use
Multifamily LT 5
$811.4K
$709.9K – $946.6K
NOI $56,795 @ 7.0% cap · market cap 6.49%
Second Best
Apartment 5plus
$707.5K
$619.1K – $825.4K
NOI $49,524 @ 7.0% cap · market cap 5.66%
Theoretical Best
Office A
$1.30M
$1.14M – $1.52M
NOI $91,092 @ 7.0% cap · market cap 10.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
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?
Quadplex - Four residential units offer three-bedroom layouts, association-managed exterior maintenance, and established rental history.
Where is this quadplex located?
The property is located at 9212 W Brogan Dr -A Boise, ID.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Four residential units, each with 3 bedrooms and 2 bathrooms; 4,712‑square‑foot building completed in 2006; 5.5% cap rate with stable rent history
