Four-Unit Quadplex with Private
For Sale
$995,000
276 E Main Loop, Nampa, ID 83686
Residential Income, Nampa, ID
Property Size3,856 SF
Lot Size0.23 Acres
Price / SF$258.04
Days on Market48
Property Features for 276 E Main Loop
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
8
Full bathrooms
8
Rooms
Bathroom 6, Bedroom 5, Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 5, Bathroom 7, Bathroom 3, Bathroom 8, Bedroom 7, Bedroom 3, Bedroom 4, Bedroom 8, Bedroom 6, Bathroom 4, Bedroom 2
Parking
8
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
0 Not Applic.
Lot features
10000 S F - .49, Irrigation, Sidewalks
Elementary school
Iowa
Middle school
South Middle Nampa
High school
Skyview
Elementary school district
Nampa School District #131
Middle school district
Nampa School District #131
High school district
Nampa School District #131
Directions
From Greenhurst and 12th go N on 12th, E on Main loop to address on the North.
Standard status
Active
APN
R3227520000
Size
3,856 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
34-3N-2W SW MAINE LOOP LT 1 BLK 1
Tax Annual Amount
5180
Legal Description
34-3N-2W SW MAINE LOOP LT 1 BLK 1
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Amenities
in-unit laundry
granite countertops
modern appliances
private patios
dedicated off-street parking
separately metered utilities
Building Details
Year built
2016
Number of units
4
Building materials
Frame, Wood Siding
Roof type
Composition
Listing Agency:
Elite Homes and Property
(208) 860-1748
Listed By:
Richard Fried · License #32033
(888) 908-0705
Added: Jul 16
Changed: Aug 19
Last Checked: Sep 1 at 5:06PM
MLS# 98994275
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.
Built in 2016, this 3,856-square-foot quadplex contains four residences, each with two bedrooms, two bathrooms, and approximately 964 square feet. The units offer functional layouts, private patios, in-unit laundry, granite countertops, and modern appliances, including washers and dryers. Dedicated off-street parking serves the property, while separately metered utilities provide individual utility metering. Construction includes frame with wood siding, complemented by a composition roof, natural gas forced-air heating, and central air conditioning.
Set on 0.23 acres in Nampa, the property is near Northwest Nazarene University, medical facilities, shopping, dining, and major commuter routes. The address is 276 E Main Loop, Nampa, ID 83686. All units include a disposal, stove/range, refrigerator, and washer/dryer.
Set on 0.23 acres in Nampa, the property is near Northwest Nazarene University, medical facilities, shopping, dining, and major commuter routes. The address is 276 E Main Loop, Nampa, ID 83686. All units include a disposal, stove/range, refrigerator, and washer/dryer.
Key Highlights
- Four 2‑bedroom, 2‑bath units, each approximately 964 square feet
- 3,856‑square‑foot quadplex built in 2016
- Private patios and dedicated off‑street parking for the units
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
$41,444
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
4.17%
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%
$828,880
$828.9K
Cap Rate 7%
$592,057
$592.1K
Cap Rate 9%
$460,489
$460.5K
Market Conditions
NOI Build-Up for 3,856 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
$62.5K $16.20/SF
− Vacancy
−$3.3K −$0.85/SF
EGI
$59.2K $15.35/SF
− OpEx
−$17.8K −$4.61/SF
NOI
$41.4K $10.75/SF
Area
Nampa, ID
Vacancy
5.22%
Lease Rate
$16.20 /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%
$828,880
Cap Rate 7%
$592,057
Cap Rate 9%
$460,489
Alternative Uses
Best Use
Multifamily LT 5
$592.1K
$518.1K – $690.7K
NOI $41,444 @ 7.0% cap · market cap 4.17%
Second Best
Apartment 5plus
$542.8K
$475.0K – $633.3K
NOI $37,999 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$975.4K
$853.5K – $1.14M
NOI $68,279 @ 7.0% cap · market cap 6.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
863
Businesses Nearby
Explore this area
Business Placement
Demographics for 83686, ID
55,343
Population
20,283
Households
2.7
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
87.7 sq mi
ZIP Area
631
Density / Sq Mi
$83,666
Median Household Income
$40,310
Median Earnings
$1,310
Median Rent
$381,800
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?
Quadplex - Each residence includes in-unit laundry, modern appliances, granite countertops, and dedicated off-street parking.
Where is this quadplex located?
The property is located at 276 E Main Loop Nampa, ID.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Four 2‑bedroom, 2‑bath units, each approximately 964 square feet; 3,856‑square‑foot quadplex built in 2016; Private patios and dedicated off‑street parking for the units
