Light Industrial Live-Work
For Sale
$959,000
Pending
16545 Madison Rd, Nampa, ID 83687
Commercial Sale, Nampa, ID
Property Size3,445 SF
Lot Size0.94 Acres
Days on Market181
Property Features for 16545 Madison Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Light Industrial
Parking
25
Exterior features
Paved Outside Area
Lot features
1/2 - .99 Acre, Lawn Sprinklers
Directions
I-84 to Exit 36 Franklin Rd, N to Birch Ln, W to Madison Rd.
Standard status
Pending
APN
R3103800000
Size
3,445 SF
Lot size
0.94 Acres
Taxes and HOA fees
Tax Description
See Exhibit A
Legal Description
See Exhibit A
Utilities
Utilities
Propane
Sewer type
Septic Tank
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Well
Building Details
Year built
1994
Floors in Building
1
Flooring type
Concrete, Wood
Building materials
Frame, Stone, Wood Siding
Roof type
Metal, Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Thomas Evans · License #AB41966
(208) 270-1957
Added: Mar 17
Changed: Sep 13
Last Checked: Sep 13 at 12:06PM
MLS# 98978473
Copyright © 2026 Intermountain Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This live-work property combines a light-industrial commercial building with a residence on a 0.94-acre parcel. The commercial improvements total 3,445 square feet, while the single-family home provides 1,615 square feet with three bedrooms and two bathrooms. The property includes equipment associated with the Capitol City Transmission business, along with a paved outside area. Frame construction, stone and wood siding, concrete and wood flooring, central air, forced-air heating, and a metal and composition roof are documented. The home and business configuration supports occupancy of both components or separate residential use of the house.
The parcel is already annexed into the City of Nampa and carries light-industrial zoning. Site infrastructure includes a well, septic tank, propane service, and natural gas. Built in 1994, the property offers an established commercial setting with a residential component on the same 0.94-acre site.
The parcel is already annexed into the City of Nampa and carries light-industrial zoning. Site infrastructure includes a well, septic tank, propane service, and natural gas. Built in 1994, the property offers an established commercial setting with a residential component on the same 0.94-acre site.
Key Highlights
- 3,445 SF of total commercial property size
- 1,615 SF single‑family home with 3 bedrooms and 2 bathrooms
- 0.94‑acre parcel already annexed into the City of Nampa
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
$44,492
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
4.64%
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%
$889,840
$889.8K
Cap Rate 7%
$635,600
$635.6K
Cap Rate 9%
$494,356
$494.4K
Market Conditions
NOI Build-Up for 3,445 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
$72.3K $21.00/SF
− Vacancy
−$13.0K −$3.78/SF
EGI
$59.3K $17.22/SF
− OpEx
−$14.8K −$4.31/SF
NOI
$44.5K $12.92/SF
Area
Nampa, ID
Vacancy
18.00%
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%
$889,840
Cap Rate 7%
$635,600
Cap Rate 9%
$494,356
Alternative Uses
Best Use
Office B
$635.6K
$556.2K – $741.5K
NOI $44,492 @ 7.0% cap · market cap 4.64%
Second Best
Mixed Use
$611.2K
$534.8K – $713.1K
NOI $42,787 @ 7.0% cap · market cap 4.46%
Theoretical Best
Office A
$871.4K
$762.5K – $1.02M
NOI $61,001 @ 7.0% cap · market cap 6.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
137
Businesses Nearby
Explore this area
Business Placement
Demographics for 83687, ID
37,254
Population
14,484
Households
2.6
Avg Household Size
33
Median Age
27%
College-Educated
91%
High-School Grad
49.4 sq mi
ZIP Area
754
Density / Sq Mi
$72,294
Median Household Income
$40,328
Median Earnings
$1,416
Median Rent
$369,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Live-work setup combines an industrial business area with an on-site residence and paved exterior workspace.
Where is this live-work space located?
The property is located at 16545 Madison Rd Nampa, ID.
What is the asking price?
The asking price for this property is $959,000.
What are key features of this property?
This property features: 3,445 SF of total commercial property size; 1,615 SF single‑family home with 3 bedrooms and 2 bathrooms; 0.94‑acre parcel already annexed into the City of Nampa
