28-Unit Quadplex
For Sale
$5,250,000
11382 N Pamela's Lane, Nampa, ID 83651
MULTI_FAMILY - Nampa, ID
Property Size26,140 SF
Price / SF$200.84
Days on Market9
Property Features for 11382 N Pamela's Lane
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
60
Bathrooms
56
Full bathrooms
56
Rooms
Bathroom 30, Bathroom 33, Bedroom 9, Bedroom 39, Bedroom 34, Bathroom 12, Bedroom 30, Bathroom 55, Bathroom 29, Bathroom 52, Bathroom 53, Bedroom 17, Bathroom 24, Bedroom 13, Bedroom 22, Bathroom 49, Bathroom 43, Bedroom 14, Bedroom 42, Bedroom 18, Bedroom 46, Bathroom 1, Bathroom 10, Bedroom 25, Bathroom 15, Bathroom 41, Bedroom 31, Bedroom 15, Bathroom 27, Bathroom 31, Bedroom 54, Bathroom 3, Bathroom 11, Bathroom 21, Bedroom 3, Bedroom 26, Bathroom 34, Bedroom 59, Bathroom 7, Bathroom 9, Bedroom 24, Bedroom 32, Bedroom 44, Bedroom 56, Bedroom 21, Bathroom 18, Bedroom 2, Bathroom 20, Bathroom 48, Bathroom 47, Bedroom 58, Bedroom 7, Bathroom 13, Bedroom 12, Bedroom 29, Bedroom 50, Bedroom 53, Bedroom 45, Bathroom 44, Bedroom 41, Bathroom 35, Bathroom 14, Bedroom 36, Bedroom 6, Bedroom 5, Bathroom 38, Bathroom 39, Bedroom 4, Bedroom 37, Bathroom 19, Bedroom 19, Bathroom 42, Bathroom 37, Bedroom 10, Bathroom 28, Bedroom 60, Bedroom 57, Bedroom 55, Bathroom 5, Bathroom 6, Bathroom 51, Bedroom 48, Bedroom 35, Bathroom 32, Bedroom 43, Bedroom 51, Bathroom 26, Bathroom 40, Bedroom 1, Bathroom 56, Bathroom 4, Bathroom 23, Bathroom 36, Bedroom 11, Bedroom 49, Bedroom 28, Bathroom 2, Bedroom 40, Bedroom 23, Bathroom 25, Bedroom 16, Bathroom 8, Bedroom 38, Bedroom 27, Bedroom 47, Bathroom 45, Bedroom 20, Bedroom 52, Bathroom 17, Bathroom 54, Bathroom 22, Bathroom 50, Bathroom 46, Bedroom 33, Bedroom 8, Bathroom 16
Parking
56
Parking features
Carport
Fireplace
1
Appliances
Disposal (No Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
Pams Place Sub
Lot features
1 - 4.99 Acres, Bus on City Route, Sidewalks, Tennis Court
Elementary school
East Canyon
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
W on I-84 exit 35, L on Karcher Rd, L on Midland, Hard right onto Caldwell/Nampa Blvd, L onto Pamela's Loop to address (on left)
Standard status
Active
APN
See Exhibit A
Size
26,140 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
See Exhibit A
Tax Annual Amount
42270
HOA Fee
$2,485 Monthly
Legal Description
See Exhibit A
Utilities
Heating system
Fireplace(s), Forced Air, Natural Gas
Cooling system
Central Air
Amenities
refrigerator
washer
dryer
dishwasher
stove
covered parking
clubhouse
tennis courts
Building Details
Year built
2005
Number of units
28
Flooring type
Laminate
Building materials
Frame, Wood Siding
Roof type
Composition
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Tracy Grove · License #SP45935
(208) 863-3450
Added: Aug 3
Changed: Aug 11
Last Checked: Aug 11 at 10:06PM
MLS# 98996134
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 multifamily offering comprises 28 units across seven fourplex buildings at Pamela's Garden Estates in Nampa. The 26,140-square-foot portfolio was built in 2005 and is composed primarily of two-bedroom, two-bath residences, with one building providing larger three-bedroom, two-bath units. Each home includes a refrigerator, washer, dryer, dishwasher, stove, and covered parking. Property features include frame construction with wood siding, laminate flooring, composition roofs, central air, natural-gas forced-air heat, and fireplaces.
Capital improvements across the properties include plank flooring, carpet, interior and exterior paint, lighting, roofs, water heaters, and selected HVAC work. Residents have access to a clubhouse and tennis courts. The portfolio is professionally managed with tenants in place and provides access to shopping, downtown Nampa, schools, major employers, and the Caldwell market.
Capital improvements across the properties include plank flooring, carpet, interior and exterior paint, lighting, roofs, water heaters, and selected HVAC work. Residents have access to a clubhouse and tennis courts. The portfolio is professionally managed with tenants in place and provides access to shopping, downtown Nampa, schools, major employers, and the Caldwell market.
Key Highlights
- 28 units across seven fourplex buildings
- 26,140 square feet built in 2005
- Primarily two‑bedroom, two‑bath units; one building has larger three‑bedroom, two‑bath residences
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
$280,954
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
5.35%
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%
$5,619,080
$5.6M
Cap Rate 7%
$4,013,629
$4.0M
Cap Rate 9%
$3,121,711
$3.1M
Market Conditions
NOI Build-Up for 26,140 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
$423.5K $16.20/SF
− Vacancy
−$22.1K −$0.85/SF
EGI
$401.4K $15.35/SF
− OpEx
−$120.4K −$4.61/SF
NOI
$281.0K $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%
$5,619,080
Cap Rate 7%
$4,013,629
Cap Rate 9%
$3,121,711
Alternative Uses
Best Use
Multifamily LT 5
$4.01M
$3.51M – $4.68M
NOI $280,954 @ 7.0% cap · market cap 5.35%
Second Best
Apartment 5plus
$3.68M
$3.22M – $4.29M
NOI $257,596 @ 7.0% cap · market cap 4.91%
Theoretical Best
Office A
$6.61M
$5.79M – $7.71M
NOI $462,866 @ 7.0% cap · market cap 8.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
28
Residential units
Location Intelligence
Trade Area within ½ mile
125
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 - Seven buildings offer primarily two-bedroom homes with community amenities, in-unit appliances, and covered parking.
Where is this quadplex located?
The property is located at 11382 N Pamela's Lane Nampa, ID.
What is the asking price?
The asking price for this property is $5,250,000.
What are key features of this property?
This property features: 28 units across seven fourplex buildings; 26,140 square feet built in 2005; Primarily two‑bedroom, two‑bath units; one building has larger three‑bedroom, two‑bath residences
