Duplex with Quartz
For Sale
$662,083
9978 N Sunview Lane, Hayden, ID 83835
Two matching residences feature three bedrooms, two bathrooms, fireplaces, and stainless-steel kitchen appliances.
Property Size2,280 SF
Price / SF$290.39
Days on Market146
Property Features for 9978 N Sunview Lane
General Information
Standard status
Active
Size
2,280 SF
Property subtype
MultiFamily
Zoning
R-1
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
quartz countertops
stainless-steel appliances
fireplace
Building Details
Building Size
2,280 SF
Year Built
1985
Buildings
1
Units
2
Listing Agency:
Pearl Realty,LLC
(208) 762-5500
Listed By:
Joel Pearl · License #DB29302
Source:
Purewestrealestate
Added: Apr 8
Changed: Aug 29
Last Checked: Aug 29 at 11:27PM
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 Pearl Realty,LLC
Investment Insights
Based on property information with market context.
Built in 1985, this duplex contains two mirror-image residences with a combined 2,280 square feet. Each unit provides 1,140 square feet with three bedrooms, two bathrooms, oversized rooms, a fireplace, quartz countertops, and stainless-steel appliances. The two-unit layout offers consistent finishes and an efficiently repeated floor plan across both residences.
The property occupies a corner lot at 9978 N Sunview Lane in Hayden, Idaho, and is zoned R-1. Its residential configuration, matching unit design, and established construction provide a clearly defined multifamily asset with modern interior features.
The property occupies a corner lot at 9978 N Sunview Lane in Hayden, Idaho, and is zoned R-1. Its residential configuration, matching unit design, and established construction provide a clearly defined multifamily asset with modern interior features.
Key Highlights
- Two‑unit duplex with mirror‑image floor plans
- Each unit includes 1,140 square feet, 3 bedrooms, and 2 bathrooms
- 2,280 total building square feet
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
$20,813
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
3.14%
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%
$416,260
$416.3K
Cap Rate 7%
$297,329
$297.3K
Cap Rate 9%
$231,256
$231.3K
Market Conditions
NOI Build-Up for 2,280 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
$31.5K $13.80/SF
− Vacancy
−$1.7K −$0.76/SF
EGI
$29.7K $13.04/SF
− OpEx
−$8.9K −$3.91/SF
NOI
$20.8K $9.13/SF
Area
Kootenai County, ID
Vacancy
5.50%
Lease Rate
$13.80 /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%
$416,260
Cap Rate 7%
$297,329
Cap Rate 9%
$231,256
Alternative Uses
Best Use
Multifamily LT 5
$297.3K
$260.2K – $346.9K
NOI $20,813 @ 7.0% cap · market cap 3.14%
Second Best
Apartment 5plus
$275.1K
$240.7K – $321.0K
NOI $19,258 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$494.6K
$432.8K – $577.0K
NOI $34,621 @ 7.0% cap · market cap 5.23%
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
79
Businesses Nearby
Explore this area
Business Placement
Demographics for 83835, ID
23,157
Population
10,110
Households
2.3
Avg Household Size
46
Median Age
33%
College-Educated
95%
High-School Grad
99.4 sq mi
ZIP Area
233
Density / Sq Mi
$86,014
Median Household Income
$43,925
Median Earnings
$1,688
Median Rent
$502,400
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 matching residences feature three bedrooms, two bathrooms, fireplaces, and stainless-steel kitchen appliances.
Where is this duplex located?
The property is located at 9978 N Sunview Lane Hayden, ID.
What is the asking price?
The asking price for this property is $662,083.
What are key features of this property?
This property features: Two‑unit duplex with mirror‑image floor plans; Each unit includes 1,140 square feet, 3 bedrooms, and 2 bathrooms; 2,280 total building square feet
