Amenity-Rich
New
For Sale
$849,900
11187 W Brassy Cove Loop, Nampa, ID 83651
Residential Income, Nampa, ID
Property Size3,800 SF
Lot Size0.20 Acres
Price / SF$223.66
Days on Market1
Property Features for 11187 W Brassy Cove Loop
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
8
Full bathrooms
8
Rooms
Bedroom 3, Bathroom 3, Bathroom 5, Bathroom 6, Bedroom 5, Bedroom 8, Bathroom 4, Bathroom 7, Bedroom 2, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 6, Bedroom 4, Bedroom 7, Bathroom 8
Parking
8
Appliances
Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
Brassy Cove
Lot features
10000 S F - .49, Bus on City Route, Sidewalks
Elementary school
Lakevue
Middle school
Vallivue Middle
High school
Vallivue
Elementary school district
Vallivue School District #139
Middle school district
Vallivue School District #139
High school district
Vallivue School District #139
Directions
I84 - Karcher Rd W to Middleton Rd S to Flamingo Rd W to W Brassy Cove Loop
Standard status
Active
APN
R3143411600
Size
3,800 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
18-3N-2W NE BRASSY COVE SUB Lt 17 Blk 1
Tax Annual Amount
6030
HOA Fee
$300 Monthly
Legal Description
18-3N-2W NE BRASSY COVE SUB Lt 17 Blk 1
Utilities
Heating system
Forced Air
Cooling system
Central Air
Amenities
swimming pool
playground
gym
clubhouse
dog park
basketball court
green space
private balcony
storage closet
central air
forced-air heating
full-size washer and dryer
granite countertops
luxury vinyl plank flooring
fully equipped kitchen
on-site manager
Building Details
Year built
2012
Number of units
4
Building materials
Frame
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Tamara Rowe · License #SP44394
(208) 562-7530
Added: Aug 21
Last Checked: Aug 21 at 3:06PM
MLS# 98998200
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 3800-square-foot quadplex contains four residential units, each configured with two bedrooms and two bathrooms. Interior features include fully equipped kitchens with granite countertops, luxury vinyl plank flooring, full-size washer and dryer sets, private balconies, and individual storage closets. Central air conditioning and forced-air heating serve each unit, while the stucco exterior includes aluminum soffits. The property was built in 2012 on a 0.2-acre site and includes frame construction with a composition roof.
Residents have access to community amenities including a swimming pool, playground, gym, clubhouse, dog park, basketball court, and green space. The property is near St. Luke's Hospital, Amazon, Northwest Nazarene University, and local schools, with freeway access connecting to the broader Treasure Valley. An on-site manager handles maintenance needs.
Residents have access to community amenities including a swimming pool, playground, gym, clubhouse, dog park, basketball court, and green space. The property is near St. Luke's Hospital, Amazon, Northwest Nazarene University, and local schools, with freeway access connecting to the broader Treasure Valley. An on-site manager handles maintenance needs.
Key Highlights
- Four‑unit quadplex with 3800 square feet of residential space
- Each unit offers two bedrooms and two bathrooms
- Built in 2012 on a 0.2‑acre site
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
$40,843
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
4.81%
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%
$816,860
$816.9K
Cap Rate 7%
$583,471
$583.5K
Cap Rate 9%
$453,811
$453.8K
Market Conditions
NOI Build-Up for 3,800 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
$61.6K $16.20/SF
− Vacancy
−$3.2K −$0.85/SF
EGI
$58.3K $15.35/SF
− OpEx
−$17.5K −$4.61/SF
NOI
$40.8K $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%
$816,860
Cap Rate 7%
$583,471
Cap Rate 9%
$453,811
Alternative Uses
Best Use
Multifamily LT 5
$583.5K
$510.5K – $680.7K
NOI $40,843 @ 7.0% cap · market cap 4.81%
Second Best
Apartment 5plus
$535.0K
$468.1K – $624.1K
NOI $37,447 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$961.2K
$841.1K – $1.12M
NOI $67,287 @ 7.0% cap · market cap 7.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
206
Businesses Nearby
Explore this area
Business Placement
Demographics for 83651, ID
34,509
Population
14,031
Households
2.5
Avg Household Size
35
Median Age
22%
College-Educated
86%
High-School Grad
15.9 sq mi
ZIP Area
2,170
Density / Sq Mi
$66,895
Median Household Income
$34,770
Median Earnings
$1,334
Median Rent
$312,500
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 - Four residential units offer split two-bedroom, two-bath layouts with kitchens, in-unit laundry, private balconies, and storage.
Where is this quadplex located?
The property is located at 11187 W Brassy Cove Loop Nampa, ID.
What is the asking price?
The asking price for this property is $849,900.
What are key features of this property?
This property features: Four‑unit quadplex with 3800 square feet of residential space; Each unit offers two bedrooms and two bathrooms; Built in 2012 on a 0.2‑acre site
