Duplex with Separate
For Sale
$696,500
1119 10th Ave So., Nampa, ID 83651
Residential Income, Nampa, ID
Property Size3,842 SF
Lot Size0.16 Acres
Price / SF$181.29
Days on Market158
Property Features for 1119 10th Ave So.
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
8
Bathrooms
6
Full bathrooms
6
Rooms
Bedroom 8, Bedroom 2, Bedroom 7, Bathroom 5, Bathroom 1, Bathroom 6, Bathroom 3, Bedroom 4, Bathroom 4, Bathroom 2, Bedroom 6, Bedroom 1, Bedroom 3, Bedroom 5
Parking
6
Parking features
Driveway
Appliances
Disposal (All Units), Stove/Range (All Units)
Subdivision
Waterhouse
Lot features
Standard Lot 6000-9999 S F, Bus on City Route, Sidewalks
Elementary school
Central
Middle school
West Middle Nam
High school
Nampa
Elementary school district
Nampa School District #131
Middle school district
Nampa School District #131
High school district
Nampa School District #131
Directions
I-84, Exit 36, S on Franklin Blvd, W on 11th Ave, W on 10th St South, S on Pine St to home on 10th Ave S.
Standard status
Active
APN
15907000 0
Size
3,842 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
27-3N-2W Nw Waterhouse Add Lt 9 Blk 56
Tax Annual Amount
5101
Legal Description
27-3N-2W Nw Waterhouse Add Lt 9 Blk 56
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
2022
Number of units
2
Roof type
Composition
Listing Agency:
Better Homes & Gardens 43North · Better Homes and Gardens Real Estate
(208) 381-8000
Listed By:
Meredith Doerr · License #SP33793
(208) 577-7606
Added: Apr 9
Changed: Sep 12
Last Checked: Sep 13 at 3:06PM
MLS# 98981373
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 well-maintained duplex contains two spacious units, each offering four bedrooms and 2.5 bathrooms. The floorplans include an open-concept design with a granite kitchen island, stainless steel appliances, and an included washer/dryer. High-efficiency furnaces and water heaters are in place, supporting everyday livability. Each unit is separately metered with its own power, water, and gas connections, and includes a 1-car garage plus two driveway spaces per unit.
The property is located in Nampa, Idaho. The seller notes walkable access to coffee shops, grocery stores, and restaurants. A private university is less than a mile away, with West Park and West Middle School just over a mile from the duplex. Lakeview Park and a community pool are reported to be about two miles away.
The configuration makes this property practical for investors seeking a duplex with two independent households, as well as for an owner-occupant looking to offset housing costs with rental income. With separate utilities and dedicated parking per unit, it can also suit tenant arrangements that value independence while remaining under one ownership structure. Please respect tenant privacy and do not conduct unannounced visits.
The property is located in Nampa, Idaho. The seller notes walkable access to coffee shops, grocery stores, and restaurants. A private university is less than a mile away, with West Park and West Middle School just over a mile from the duplex. Lakeview Park and a community pool are reported to be about two miles away.
The configuration makes this property practical for investors seeking a duplex with two independent households, as well as for an owner-occupant looking to offset housing costs with rental income. With separate utilities and dedicated parking per unit, it can also suit tenant arrangements that value independence while remaining under one ownership structure. Please respect tenant privacy and do not conduct unannounced visits.
Key Highlights
- Duplex built in 2022 with two spacious 4‑bedroom, 2.5‑bath units
- Each unit features an open‑concept layout with granite kitchen island and stainless steel appliances
- Washer/dryer included in each unit
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
$41,294
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
5.93%
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%
$825,880
$825.9K
Cap Rate 7%
$589,914
$589.9K
Cap Rate 9%
$458,822
$458.8K
Market Conditions
NOI Build-Up for 3,842 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
$62.2K $16.20/SF
− Vacancy
−$3.2K −$0.85/SF
EGI
$59.0K $15.35/SF
− OpEx
−$17.7K −$4.61/SF
NOI
$41.3K $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%
$825,880
Cap Rate 7%
$589,914
Cap Rate 9%
$458,822
Alternative Uses
Best Use
Multifamily LT 5
$589.9K
$516.2K – $688.2K
NOI $41,294 @ 7.0% cap · market cap 5.93%
Second Best
Apartment 5plus
$540.9K
$473.3K – $631.0K
NOI $37,861 @ 7.0% cap · market cap 5.44%
Theoretical Best
Office A
$971.9K
$850.4K – $1.13M
NOI $68,031 @ 7.0% cap · market cap 9.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,161
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two 4-bedroom units with individual meters and garages, offering flexible rental income or owner-occupant use.
Where is this duplex located?
The property is located at 1119 10th Ave So. Nampa, ID.
What is the asking price?
The asking price for this property is $696,500.
What are key features of this property?
This property features: Duplex built in 2022 with two spacious 4‑bedroom, 2.5‑bath units; Each unit features an open‑concept layout with granite kitchen island and stainless steel appliances; Washer/dryer included in each unit
