Short-Term Rental
For Sale
$449,900
925 Iowa, Boise, ID 83706
Vacant townhouse with flexible workspace, included appliances, and no HOA or CCRs.
Property Size1,552 SF
Price / SF$289.88
Days on Market95
Property Features for 925 Iowa
General Information
Standard status
Active
Size
1,552 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
1
Building Details
Year Built
2007
Listing Agency:
Homes of Idaho
(208) 577-8348
Listed By:
Andrew Yates
Source:
208doors
Added: May 29
Changed: Aug 29
Last Checked: Aug 30 at 8:54PM
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 Homes of Idaho
Investment Insights
Based on property information with market context.
This 1,552-square-foot townhouse offers two master suites along with a separate office or flex room, creating a practical layout for short-term rental use or live-work occupancy. The property was built in 2007, received a new roof and interior paint in 2022, and includes all appliances. It is currently vacant and available for easy showings.
The home is positioned near downtown Boise, BSU, and Micron, with central access suited to the short- and mid-term rental market. The property also has no HOA and no CCRs. A small 5,999-square-foot lot, city services, and one-car parking complete the offering.
The home is positioned near downtown Boise, BSU, and Micron, with central access suited to the short- and mid-term rental market. The property also has no HOA and no CCRs. A small 5,999-square-foot lot, city services, and one-car parking complete the offering.
Key Highlights
- 1,552‑square‑foot townhouse with two master suites
- Office or flex room supports live‑work use
- New roof and interior paint completed in 2022
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
$21,022
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
4.67%
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%
$420,440
$420.4K
Cap Rate 7%
$300,314
$300.3K
Cap Rate 9%
$233,578
$233.6K
Market Conditions
NOI Build-Up for 1,552 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
$32.6K $21.00/SF
− Vacancy
−$4.6K −$2.94/SF
EGI
$28.0K $18.06/SF
− OpEx
−$7.0K −$4.52/SF
NOI
$21.0K $13.54/SF
Area
Ada County, ID
Vacancy
14.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$420,440
Cap Rate 7%
$300,314
Cap Rate 9%
$233,578
Alternative Uses
Best Use
Office B
$300.3K
$262.8K – $350.4K
NOI $21,022 @ 7.0% cap · market cap 4.67%
Second Best
Mixed Use
$275.4K
$241.0K – $321.3K
NOI $19,276 @ 7.0% cap · market cap 4.28%
Theoretical Best
Office A
$428.6K
$375.0K – $500.1K
NOI $30,003 @ 7.0% cap · market cap 6.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
615
Businesses Nearby
Explore this area
Business Placement
Demographics for 83706, ID
34,446
Population
15,992
Households
2.2
Avg Household Size
31
Median Age
57%
College-Educated
95%
High-School Grad
7.4 sq mi
ZIP Area
4,655
Density / Sq Mi
$81,101
Median Household Income
$33,331
Median Earnings
$1,378
Median Rent
$488,900
Median Home Value
Market
Vacancy Rate% for Office in Boise, ID
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Short term rental property - Vacant townhouse with flexible workspace, included appliances, and no HOA or CCRs.
Where is this short term rental property located?
The property is located at 925 Iowa Boise, ID.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: 1,552‑square‑foot townhouse with two master suites; Office or flex room supports live‑work use; New roof and interior paint completed in 2022
