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    Investment Properties & Duplexes

    Explore multi-family units and residential income properties across the Treasure Valley. Start building or expanding your real estate portfolio today.

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    385
    Income Properties Sold
    $500,000
    Median Price
    29
    Median Days on Market
    189
    Active Listings

    Idaho Investment Properties & Multi-Family Market

    Idaho's residential income property market - duplexes, triplexes, fourplexes, and small apartment buildings - closed 385 transactions over the past year at a median price of $500,000. The Treasure Valley is one of the strongest small-unit rental markets in the inland Northwest, driven by consistent population growth, a limited rental housing supply, and a large renter pool priced out of homeownership.

    Duplexes are by far the most common investment property type, accounting for 201 of 385 sales. Fourplexes offer the best price-per-unit economics in the dataset at a median of $205,000 per door. Properties moved quickly - the median was just 29 days on market - though the 42% sell-through rate on 2-4 unit listings signals that overpriced inventory sits. Buyers who do their homework on rent-to-price ratios are finding real opportunities, particularly in Nampa, Caldwell, Twin Falls, and Lewiston.

    Important Note on These Listings

    The properties displayed below are specifically categorized as "Residential Income" (such as duplexes, triplexes, and fourplexes) within the local MLS. However, almost any property - including single-family homes, townhouses, and condos - can serve as an excellent investment.

    Duplex Market Breakdown

    Boise
    72 sold | 15 days DOM
    Median: $543,750 ($271K/unit)
    Meridian
    5 sold | 6 days DOM
    Median: $620,000 ($310K/unit)
    Nampa
    21 sold | 29 days DOM
    Median: $450,000 ($225K/unit)
    Caldwell
    14 sold | 25 days DOM
    Median: $397,500 ($198K/unit)
    Twin Falls
    16 sold | 28 days DOM
    Median: $391,750 ($195K/unit)
    Lewiston
    12 sold | 12 days DOM
    Median: $349,500 ($174K/unit)

    Fourplex Market Breakdown

    Boise
    12 sold | 29 days DOM
    Median: $886,000 ($221K/unit)
    Nampa
    14 sold | 44 days DOM
    Median: $822,350 ($205K/unit)
    Meridian
    6 sold | 56 days DOM
    Median: $1,097,500 ($274K/unit)
    Twin Falls
    6 sold | 15 days DOM
    Median: $749,950 ($187K/unit)

    Market Context & Sell-Through Rate

    Of the 683 total 2-4 unit listings over the past year, 289 successfully sold (a 42% sell-through rate), while 484 were cancelled or expired. This 42% sell-through rate is meaningful for investors: nearly 6 in 10 income property listings fail to sell on the first attempt. Properties priced based on current rent rolls rather than pro forma rents tend to sell; those priced on speculative income projections typically don't.

    By Property Type

    • Duplex (2 units)$459,900
    • Triplex (3 units)$496,500
    • Fourplex (4 units)$820,000
    • Apartment (5+ units)$1,255,000
    • Other/Mixed$479,000

    Price Per Door (Median)

    • 2 units (duplex)$230,000 /door
    • 3 units (triplex)$165,500 /door
    • 4 units (fourplex)$206,175 /door
    • 5 units$110,700 /door
    • 8 units$213,125 /door
    As unit count increases, price per door generally decreases.

    Price Tier Distribution

    • Under $300K9%
    • $300K - $400K19%
    • $400K - $500K24%
    • $500K - $700K22%
    • $700K - $1M18%
    • Over $1M9%

    Days on Market

    • Under 30 days51% (195 sold)
    • 30 - 60 days19% (74 sold)
    • 60 - 90 days11% (42 sold)
    • 90+ days19% (74 sold)

    Typical Unit Configuration

    • 2 Bedrooms55% of units
    • 3 Bedrooms27% of units
    • 1 Bedroom9% of units
    • 1 Bathroom54% of units
    • 2 Bathrooms24% of units

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    All Income Properties by City

    Boise
    130 sold | 21 days DOM
    Median: $637,450
    Mix: Duplexes + small apts
    Nampa
    52 sold | 36 days DOM
    Median: $495,000
    Mix: Duplexes + fourplexes
    Caldwell
    30 sold | 28 days DOM
    Median: $442,500
    Mix: Duplexes
    Twin Falls
    25 sold | 28 days DOM
    Median: $495,000
    Mix: Duplexes + fourplexes
    Meridian
    19 sold | 49 days DOM
    Median: $640,000
    Mix: Fourplexes
    Moscow
    19 sold | 13 days DOM
    Median: $437,500
    Mix: Duplexes (college town)
    Lewiston
    18 sold | 12 days DOM
    Median: $354,500
    Mix: Duplexes
    Garden City
    8 sold | 37 days DOM
    Median: $703,750
    Mix: Duplexes + fourplexes

    Residential Income Listings

    Browse active multi-family and residential income properties across the Treasure Valley.

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    Data provided by IMLS

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    Common Questions

    Investment Properties FAQ

    Duplexes in the Boise metro area sold for a median price of $543,750 in Boise proper, $620,000 in Meridian, $450,000 in Nampa, and $397,500 in Caldwell over the past year. The overall Idaho duplex median is $459,900, with a median price per unit of approximately $230,000. Duplexes are the most common investment property type in this market, accounting for more than half of all residential income property sales.
    Fourplexes sold for a median of $820,000 statewide, with a median price per unit of $205,000 - making them more efficient per door than duplexes at $230,000 per unit. Boise fourplexes had a median of $886,000 ($221,500/unit), Nampa came in at $822,350 ($205,588/unit), and Meridian was the most expensive at $1,097,500 ($274,375/unit). Fourplexes in Twin Falls offer some of the best per-unit value in the state at $187,488/unit.
    Both are strong markets for investors, but they have different profiles. Nampa has higher volume (52 income property sales vs. 30 in Caldwell) and a higher median price ($495,000 vs. $442,500), driven partly by its larger fourplex market. Caldwell duplexes sold for a median of $397,500 ($198,750/unit) - among the most affordable per-door prices in the Treasure Valley - making it appealing for investors prioritizing cash flow over appreciation.
    The median days on market for income properties in Idaho is 29 days, and about 51% close in under 30 days. Lewiston (12 days), Moscow (13 days), and Boise duplexes (15 days) are the fastest-moving markets. However, overpriced or poorly presented income properties sit - the 42% sell-through rate on 2-4 unit listings means nearly 6 in 10 listings fail to sell on the first attempt.
    Yes - FHA loans can be used to purchase 2-4 unit properties as long as the buyer occupies one of the units as their primary residence. This is one of the most common entry strategies for first-time investors, often called "house hacking." With a 3.5% down payment, FHA financing can make a duplex acquisition accessible at price points under $500,000. VA loans can also be used the same way for eligible veterans.
    Triplexes sold for a median of $496,500 statewide ($165,500/unit) and moved the fastest of any income property type at a 17-day median DOM. Fourplexes in the Boise market ranged from $665,000 in Caldwell to over $1 million in Meridian. As a general rule, the more units you buy, the lower your per-door acquisition cost - fourplexes and larger deliver meaningfully better per-unit economics than duplexes in most Idaho markets.
    The most affordable income property markets in this dataset are Clarkston, WA (median $345,000, $104,500/unit for fourplexes), Lewiston ($354,500 median duplexes at $174,750/unit), Ontario, OR ($270,000 duplex median at $135,000/unit), and Caldwell ($397,500 duplex median). These markets offer lower acquisition costs, though investors should analyze local rent levels and vacancy rates relative to each market individually.
    Based on recent sales data, the median price per unit in Idaho ranges from approximately $156,875 for apartment-style buildings (5+ units) to $230,000 for duplexes. As a general benchmark, Treasure Valley investors targeting positive cash flow typically look for properties under $225,000 per door - achievable today in Nampa, Caldwell, Twin Falls, and Lewiston. Boise and Meridian prices per unit have climbed to $270,000 - $310,000, which requires careful analysis to cash flow at current mortgage rates.
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    Investment Property Analysis

    Questions about a specific multi-family property or need an ROI analysis? We know the Treasure Valley investment market deeply.

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    Meridian, ID 83642
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