New-Roof Duplex with
For Sale
$679,000
9871 W Mesquite Ct, Boise, ID 83704
Two separately entered units offer private yards, climate control, and laundry hookups.
Property Size2,404 SF
Lot Size0.24 Acres
Price / SF$282.45
Days on Market61
Property Features for 9871 W Mesquite Ct
General Information
Standard status
Active
Size
2,404 SF
Lot size
0.24 Acres
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
Lot Features: 10000SF - .49, Sidewalks, Lot Size Dimensions: 125x85, Lot Size Units: Acres
Fencing: Wood
Tax Annual Amount: 5029, Tax Legal Description: LOT 02 BLK 01 SYDNEY PARK, Tax Year: 2025
Flooring: Vinyl
Covered Spaces: 4, Garage Spaces: 4, Garage YN: t
Gross Scheduled Income: 4200
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: 98990666, Listing Service: Full Service, Listing Terms: Cash, Conventional, List Price: 679000, Mls Status: Active, Number Of Units Total: 2, Standard Status: Active, Total Actual Rent: 3600
Parking Features: Four Car, Attached, Parking Total: 4
Elementary School: Horizon Boise, Elementary School District: Boise School District #1, High School: Capital, High School District: Boise School District #1, Middle Or Junior School: Fairmont, Middle Or Junior School District: Boise School District #1
Bedrooms Total: 6
Above Grade Finished Area Units: Square Feet, Below Grade Finished Area Units: Square Feet, Building Area Total: 2404, Building Area Units: Square Feet, Construction Materials: Frame, Metal Siding, Vinyl Siding, Living Area: 2404, Living Area Units: Square Feet, Year Built: 1998
City: Boise, Coordinates: -116.30503936, 43.61284764, Country: US, County Or Parish: Ada, Directions: From Fairview, S on N Mitchel St, W on Mesquite, Latitude: 43.61284764, Longitude: -116.30503936, Postal Code: 83704, State Or Province: ID, Street Dir Prefix: W, Street Name: Mesquite Ct, Street Number: 9871, Street Number Numeric: 9871, Subdivision Name: Sydney Park, Unparsed Address: 9871 W Mesquite Ct, Boise ID 83704
Current Use: 2-4 Units, Farm Land Area Units: Square Feet, Leasable Area Units: Square Feet, Parcel Number: R8267520020, Property Sub Type: Duplex, Property Type: Residential Income
Bathrooms Total Integer: 4
Electric: Unit 1 Separate Meter, Unit 2 Separate Meter, Gas: Unit 1 Separate Meter, Unit 2 Separate Meter, Utilities: Sewer Connected
Foundation Details: Crawl Space
Irrigation Source: Irrigation District: No, Water Source: City Service
Appliances: Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (No Units)
Building Details
Year Built
1998
Listing Agency:
National Broker Connect Real Estate
(208) 859-6977
Listed By:
Dawn Downs
(208) 859-6977
Source:
Thgboise
Added: Jun 17
Changed: Aug 15
Last Checked: Aug 15 at 7:02AM
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 National Broker Connect Real Estate
Investment Insights
Based on property information with market context.
This Boise duplex contains two distinct residences, each with 3 bedrooms, 2 bathrooms, an attached 2-car garage, a fenced yard, and its own entrance. Combined living area is approximately 2,404 square feet on a 10,454-square-foot lot. A new roof, vinyl siding, forced-air gas heating, central air conditioning, walk-in closets, and washer/dryer hookups add to the property's functional configuration. Built in 1998, the asset provides a clearly defined two-unit layout with residential features suited to ongoing occupancy.
The property is in Boise's Sydney Park neighborhood, with schools, shopping, dining, parks, and major commuter routes identified nearby. Each unit's separate entry and attached garage support independent day-to-day use while maintaining a single duplex ownership structure.
The property is in Boise's Sydney Park neighborhood, with schools, shopping, dining, parks, and major commuter routes identified nearby. Each unit's separate entry and attached garage support independent day-to-day use while maintaining a single duplex ownership structure.
Key Highlights
- Two‑unit duplex with approximately 2,404 square feet of living space
- Each unit has 3 bedrooms, 2 bathrooms, and an attached 2‑car garage
- New roof installed; property was built in 1998
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
$28,976
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
4.27%
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%
$579,520
$579.5K
Cap Rate 7%
$413,943
$413.9K
Cap Rate 9%
$321,956
$322.0K
Market Conditions
NOI Build-Up for 2,404 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
$41.8K $17.40/SF
− Vacancy
−$435 −$0.18/SF
EGI
$41.4K $17.22/SF
− OpEx
−$12.4K −$5.17/SF
NOI
$29.0K $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%
$579,520
Cap Rate 7%
$413,943
Cap Rate 9%
$321,956
Alternative Uses
Best Use
Multifamily LT 5
$413.9K
$362.2K – $482.9K
NOI $28,976 @ 7.0% cap · market cap 4.27%
Second Best
Apartment 5plus
$360.9K
$315.8K – $421.1K
NOI $25,266 @ 7.0% cap · market cap 3.72%
Theoretical Best
Office A
$663.9K
$580.9K – $774.6K
NOI $46,474 @ 7.0% cap · market cap 6.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
976
Businesses Nearby
Explore this area
Business Placement
Demographics for 83704, ID
42,430
Population
17,776
Households
2.4
Avg Household Size
37
Median Age
32%
College-Educated
92%
High-School Grad
8.8 sq mi
ZIP Area
4,822
Density / Sq Mi
$70,806
Median Household Income
$37,201
Median Earnings
$1,363
Median Rent
$354,400
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?
Duplex - Two separately entered units offer private yards, climate control, and laundry hookups.
Where is this duplex located?
The property is located at 9871 W Mesquite Ct Boise, ID.
What is the asking price?
The asking price for this property is $679,000.
What are key features of this property?
This property features: Two‑unit duplex with approximately 2,404 square feet of living space; Each unit has 3 bedrooms, 2 bathrooms, and an attached 2‑car garage; New roof installed; property was built in 1998
