Duplex With Shared
For Sale
$405,000
116 22nd Ave S, Nampa, ID 83651
Residential Income, Nampa, ID
Property Size1,884 SF
Lot Size0.16 Acres
Price / SF$214.97
Days on Market12
Property Features for 116 22nd Ave S
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 2, Bedroom 1
Parking
3
Parking features
Driveway
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units)
Subdivision
Park Addition
Lot features
Standard Lot 6000-9999 S F, Sidewalks
Elementary school
Sherman
Middle school
West Middle Nam
High school
Skyview
Elementary school district
Nampa School District #131
Middle school district
Nampa School District #131
High school district
Nampa School District #131
Directions
From Garrity Blvd, South on 16th Ave N, Left on 1st St S, Right on 22nd Ave S.
Standard status
Active
APN
R1399200000
Size
1,884 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
26-3N-2W NW PARK ADD LT 8 BLK 7
Tax Annual Amount
2236
Legal Description
26-3N-2W NW PARK ADD LT 8 BLK 7
Utilities
Heating system
Heat Pump (Heating), Forced Air
Cooling system
Central Air
Amenities
communal laundry area
fully fenced shared yard
Building Details
Year built
1936
Number of units
2
Building materials
Stucco
Listing Agency:
Amherst Madison
(208) 391-2391
Listed By:
Cristian Garcia Moreno · License #SP49659
(208) 807-0277
Added: Sep 16
Changed: Sep 19
Last Checked: Sep 27 at 2:06PM
MLS# 99001008
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 1,884-square-foot duplex contains two units, each offering 2 bedrooms and 1 bathroom. Interior updates include new flooring and fresh paint, while a newer HVAC system complements heat pump, forced-air, and central-air equipment. The property also includes a communal laundry area and appliances serving both units, including refrigerators, stoves/ranges, and disposals.
Set on a 0.16-acre lot at 116 22nd Ave S in Nampa, the property features driveway parking, alley access, and a fully fenced shared yard. Both units are currently tenant-occupied, providing an existing occupancy profile for a multifamily buyer.
Set on a 0.16-acre lot at 116 22nd Ave S in Nampa, the property features driveway parking, alley access, and a fully fenced shared yard. Both units are currently tenant-occupied, providing an existing occupancy profile for a multifamily buyer.
Key Highlights
- 1,884‑square‑foot duplex with two 2‑bedroom, 1‑bathroom units
- 0.16‑acre lot at 116 22nd Ave S, Nampa, ID 83651
- New flooring and fresh interior paint in both units
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
$20,249
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
5.00%
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%
$404,980
$405.0K
Cap Rate 7%
$289,271
$289.3K
Cap Rate 9%
$224,989
$225.0K
Market Conditions
NOI Build-Up for 1,884 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
$30.5K $16.20/SF
− Vacancy
−$1.6K −$0.85/SF
EGI
$28.9K $15.35/SF
− OpEx
−$8.7K −$4.61/SF
NOI
$20.2K $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%
$404,980
Cap Rate 7%
$289,271
Cap Rate 9%
$224,989
Alternative Uses
Best Use
Multifamily LT 5
$289.3K
$253.1K – $337.5K
NOI $20,249 @ 7.0% cap · market cap 5.00%
Second Best
Apartment 5plus
$265.2K
$232.1K – $309.4K
NOI $18,566 @ 7.0% cap · market cap 4.58%
Theoretical Best
Office A
$476.6K
$417.0K – $556.0K
NOI $33,360 @ 7.0% cap · market cap 8.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
448
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
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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 - Tenant-occupied duplex with refreshed interiors, driveway parking, alley access, and shared laundry facilities.
Where is this duplex located?
The property is located at 116 22nd Ave S Nampa, ID.
What is the asking price?
The asking price for this property is $405,000.
What are key features of this property?
This property features: 1,884‑square‑foot duplex with two 2‑bedroom, 1‑bathroom units; 0.16‑acre lot at 116 22nd Ave S, Nampa, ID 83651; New flooring and fresh interior paint in both units
