Updated Duplex with Detached
New
For Sale
$390,000
119 S Holly St, Nampa, ID 83686
Two separately addressed units offer distinct living areas, kitchens, and shared lower-level laundry access.
Property Size2,320 SF
Price / SF$168.10
Days on Market4
Property Features for 119 S Holly St
General Information
Standard status
Active
Size
2,320 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
needs some cosmetic touchups
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1947
Buildings
1
Listing Agency:
Silvercreek Realty Group
Listed By:
Martha Huber · License #SP43722
(208) 377-0422
Source:
Refinedrealtynw
Added: Sep 10
Last Checked: Sep 12 at 3:21PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Silvercreek Realty Group
Investment Insights
Based on property information with market context.
This 1947 duplex contains a 3-bedroom, 1-bath upper unit and a 2-bedroom, 1-bath lower unit, each with its own kitchen, dining area, and living room. The units have separate mailing addresses, while the lower-level laundry includes access from both residences. The property totals 2,320 square feet and includes a detached 17' x 22' garage, additional alley parking, and room for an RV. Improvements include replacement windows, a renewed sewer line, refinished main-level hardwoods, lower-level LVP flooring, rain gutters, a garage door, concrete patio, HVAC system, water heater, back door, fence, landscaping, and sod completed across 2017 through 2025.
The home is near NNU, downtown, parks, and freeway access. It also offers separate exterior access to the laundry area and has received recent work to several major systems and site features. Some cosmetic touchups remain, including areas where older paint colors are visible in the kitchen and bathrooms.
The home is near NNU, downtown, parks, and freeway access. It also offers separate exterior access to the laundry area and has received recent work to several major systems and site features. Some cosmetic touchups remain, including areas where older paint colors are visible in the kitchen and bathrooms.
Key Highlights
- Two‑unit layout with 3‑bedroom upper and 2‑bedroom lower residences
- 2,320 square feet on a 0.5‑acre lot
- Detached 17' x 22' garage with alley parking and RV space
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
$24,935
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
6.39%
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%
$498,700
$498.7K
Cap Rate 7%
$356,214
$356.2K
Cap Rate 9%
$277,056
$277.1K
Market Conditions
NOI Build-Up for 2,320 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
$37.6K $16.20/SF
− Vacancy
−$2.0K −$0.85/SF
EGI
$35.6K $15.35/SF
− OpEx
−$10.7K −$4.61/SF
NOI
$24.9K $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%
$498,700
Cap Rate 7%
$356,214
Cap Rate 9%
$277,056
Alternative Uses
Best Use
Multifamily LT 5
$356.2K
$311.7K – $415.6K
NOI $24,935 @ 7.0% cap · market cap 6.39%
Second Best
Apartment 5plus
$326.6K
$285.8K – $381.0K
NOI $22,862 @ 7.0% cap · market cap 5.86%
Theoretical Best
Office A
$586.9K
$513.5K – $684.7K
NOI $41,081 @ 7.0% cap · market cap 10.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
854
Businesses Nearby
Explore this area
Business Placement
Demographics for 83686, ID
55,343
Population
20,283
Households
2.7
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
87.7 sq mi
ZIP Area
631
Density / Sq Mi
$83,666
Median Household Income
$40,310
Median Earnings
$1,310
Median Rent
$381,800
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 - Two separately addressed units offer distinct living areas, kitchens, and shared lower-level laundry access.
Where is this duplex located?
The property is located at 119 S Holly St Nampa, ID.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: Two‑unit layout with 3‑bedroom upper and 2‑bedroom lower residences; 2,320 square feet on a 0.5‑acre lot; Detached 17' x 22' garage with alley parking and RV space
