Seven-Building Quadplex
For Sale
$5,250,000
11382 N Pamela's Lane, Nampa, ID 83651
Residential Income, Nampa, ID
Property Size26,140 SF
Price / SF$200.84
Days on Market31
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 44, Bedroom 17, Bedroom 49, Bathroom 56, Bathroom 52, Bedroom 54, Bathroom 37, Bedroom 7, Bedroom 3, Bathroom 3, Bedroom 9, Bedroom 14, Bedroom 32, Bathroom 15, Bedroom 43, Bathroom 25, Bathroom 30, Bathroom 34, Bathroom 2, Bedroom 8, Bedroom 28, Bathroom 11, Bathroom 17, Bedroom 48, Bedroom 50, Bedroom 34, Bedroom 37, Bathroom 45, Bedroom 11, Bathroom 4, Bathroom 36, Bathroom 53, Bathroom 47, Bedroom 41, Bathroom 23, Bedroom 40, Bedroom 18, Bathroom 20, Bathroom 31, Bedroom 57, Bedroom 5, Bathroom 16, Bedroom 35, Bedroom 51, Bedroom 42, Bathroom 40, Bedroom 29, Bedroom 13, Bedroom 44, Bathroom 33, Bedroom 2, Bathroom 8, Bedroom 1, Bedroom 10, Bathroom 49, Bathroom 5, Bathroom 14, Bedroom 20, Bedroom 47, Bedroom 12, Bathroom 21, Bathroom 43, Bathroom 48, Bedroom 36, Bathroom 50, Bedroom 46, Bathroom 12, Bedroom 25, Bathroom 29, Bedroom 27, Bedroom 59, Bathroom 6, Bedroom 39, Bedroom 6, Bathroom 32, Bathroom 54, Bathroom 24, Bathroom 9, Bathroom 19, Bedroom 26, Bathroom 38, Bathroom 1, Bedroom 58, Bedroom 33, Bathroom 28, Bathroom 13, Bathroom 26, Bedroom 24, Bedroom 60, Bedroom 31, Bedroom 19, Bedroom 55, Bathroom 51, Bedroom 16, Bathroom 27, Bathroom 41, Bedroom 15, Bedroom 38, Bedroom 22, Bathroom 39, Bathroom 22, Bedroom 56, Bathroom 46, Bathroom 7, Bedroom 23, Bedroom 21, Bedroom 53, Bathroom 42, Bedroom 30, Bedroom 45, Bathroom 18, Bathroom 35, Bathroom 55, Bedroom 52, Bathroom 10, Bedroom 4
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
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: Sep 2
Last Checked: Sep 2 at 6:06PM
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 28-unit multifamily portfolio comprises seven fourplex buildings totaling 26,140 square feet. Most residences offer two bedrooms and two bathrooms, while one building contains larger three-bedroom, two-bathroom units. Each unit includes a refrigerator, washer, dryer, dishwasher, and stove, along with covered parking. Property improvements include plank flooring, carpeting, interior and exterior paint, updated lighting, roof replacements, water heaters, and select HVAC work.
The community includes a clubhouse and tennis courts. Built in 2005, the buildings feature frame construction with wood siding, composition roofs, forced-air natural gas heating, central air, and fireplaces. The portfolio is professionally managed with tenants in place and is located in Nampa near shopping, downtown, schools, major employers, and the Caldwell market.
The community includes a clubhouse and tennis courts. Built in 2005, the buildings feature frame construction with wood siding, composition roofs, forced-air natural gas heating, central air, and fireplaces. The portfolio is professionally managed with tenants in place and is located in Nampa near shopping, downtown, schools, major employers, and the Caldwell market.
Key Highlights
- 28‑unit portfolio across seven fourplex buildings
- 26,140‑square‑foot multifamily portfolio built in 2005
- Primarily two‑bedroom, two‑bath units plus one building with 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
246
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 - Updated multifamily portfolio with complete appliances, in-unit laundry, 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‑unit portfolio across seven fourplex buildings; 26,140‑square‑foot multifamily portfolio built in 2005; Primarily two‑bedroom, two‑bath units plus one building with three‑bedroom, two‑bath residences
