Furnished Duplex on
For Sale
$1,100,000
8481 Big Foot Rd, Melba, ID 83641
Residential Income, Melba, ID
Property Size4,960 SF
Lot Size1.34 Acres
Price / SF$221.77
Days on Market52
Property Features for 8481 Big Foot Rd
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bedroom 3, Bathroom 4, Bathroom 2, Bedroom 6, Bedroom 4, Bedroom 2, Bedroom 1, Bedroom 5, Bathroom 3
Parking
6
Parking features
RV
Fireplace
1
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
0 Not Applic.
Lot features
1 - 4.99 Acres, R. V. Parking
Elementary school
Melba
Middle school
Melba Jr
High school
Melba
Elementary school district
Melba School District #136
Middle school district
Melba School District #136
High school district
Melba School District #136
Directions
From 12th ave S/HWY 45 Nampa, head S, E. on Big Foot to address
Standard status
Active
APN
28494010B0
Size
4,960 SF
Lot size
1.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SEC/TWN/RNG/MER:SEC 15 TWN 01N RNG 02W 15-1N-2W NE TX 14391 IN NWNWNE
Tax Annual Amount
1163
Legal Description
SEC/TWN/RNG/MER:SEC 15 TWN 01N RNG 02W 15-1N-2W NE TX 14391 IN NWNWNE
Utilities
Sewer type
Septic Tank
Heating system
Heat Pump (Heating), Fireplace(s)
Cooling system
Central Air
Water source
Well
Building Details
Year built
1960
Number of units
2
Flooring type
Laminate
Building materials
Frame, HardiPlank Type
Roof type
Composition
Listing Agency:
LPT Realty
(360) 298-4624
Listed By:
Timothy Hare
(208) 871-1160
Added: Aug 7
Changed: Sep 17
Last Checked: Sep 27 at 4:06PM
MLS# 98996772
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 duplex occupies 1.34 acres and provides 4,960 square feet of finished living space. The furnished property includes multiple living areas, six bedrooms, four bathrooms, and separate entrances. A main-level primary suite features a soaking tub, double vanities, oversized shower, and private laundry within the walk-in closet.
The daylight basement adds three bedrooms, a second kitchen, and oversized windows. The main kitchen includes a granite island and extensive cabinetry, while a private courtyard provides additional outdoor space. Construction includes frame and HardiePlank materials, with laminate flooring, central air, heat-pump heating, fireplaces, and an RV parking area. The property is served by a private well and septic tank, with no HOA or CC&Rs. Melba is within a 15-minute drive of Nampa.
The daylight basement adds three bedrooms, a second kitchen, and oversized windows. The main kitchen includes a granite island and extensive cabinetry, while a private courtyard provides additional outdoor space. Construction includes frame and HardiePlank materials, with laminate flooring, central air, heat-pump heating, fireplaces, and an RV parking area. The property is served by a private well and septic tank, with no HOA or CC&Rs. Melba is within a 15-minute drive of Nampa.
Key Highlights
- 1.34‑acre duplex property with 4,960 square feet
- Six bedrooms and four bathrooms across multiple living spaces
- Daylight basement includes three bedrooms and a second kitchen
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
$71,276
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
6.48%
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%
$1,425,520
$1.4M
Cap Rate 7%
$1,018,229
$1.0M
Cap Rate 9%
$791,956
$792.0K
Market Conditions
NOI Build-Up for 4,960 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
$134.5K $27.12/SF
− Vacancy
−$4.9K −$0.99/SF
EGI
$129.6K $26.13/SF
− OpEx
−$58.3K −$11.76/SF
NOI
$71.3K $14.37/SF
Area
Canyon County, ID
Vacancy
3.66%
Lease Rate
$27.12 /SF/Yr
Expense Ratio
45.00%
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%
$1,425,520
Cap Rate 7%
$1,018,229
Cap Rate 9%
$791,956
Alternative Uses
Best Use
Apartment 5plus
$1.02M
$891.0K – $1.19M
NOI $71,276 @ 7.0% cap · market cap 6.48%
Second Best
Multifamily LT 5
$425.1K
$372.0K – $496.0K
NOI $29,758 @ 7.0% cap · market cap 2.71%
Theoretical Best
Office A
$1.32M
$1.16M – $1.54M
NOI $92,477 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 83641, ID
3,627
Population
1,397
Households
2.6
Avg Household Size
40
Median Age
21%
College-Educated
85%
High-School Grad
227.1 sq mi
ZIP Area
16
Density / Sq Mi
$81,823
Median Household Income
$40,341
Median Earnings
$1,079
Median Rent
$414,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Separate entrances and a second kitchen support flexible residential income use.
Where is this duplex located?
The property is located at 8481 Big Foot Rd Melba, ID.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 1.34‑acre duplex property with 4,960 square feet; Six bedrooms and four bathrooms across multiple living spaces; Daylight basement includes three bedrooms and a second kitchen
