Single-Level Duplex with
New
For Sale
$485,000
1208 S Fern St, Nampa, ID 83686
Fully occupied two-unit property with updated systems, private storage, and additional rear parking.
Property Size1,605 SF
Price / SF$302.18
Days on Market7
Property Features for 1208 S Fern St
General Information
Standard status
Active
Size
1,605 SF
Property subtype
Duplex
Occupancy
100%
Additional Details
Multifamily Units
2
Amenities
covered carports
storage sheds
extra parking in back
privacy fencing
window awnings
laminate floors
appliances
Lot Features: Standard Lot 6000-9999 SF, Lot Size Acres: 0.16, Lot Size Area: 0.16, Lot Size Dimensions: 140x50, Lot Size Square Feet: 6969.6, Lot Size Units: Acres
Tax Annual Amount: 2510, Tax Legal Description: Lot 2, Blk 163 of the Amended Plat of Kurtz ADD, Tax Year: 2025
Flooring: Laminate
Carport YN: t, Open Parking YN: t
Gross Scheduled Income: 3000
Cooling: Central Air, Cooling YN: t
Heating: Electric, Forced Air, Heat Pump, Heating YN: t
Laundry Features: Washer/Dryer Hookups (All Units)
Listing Id: 99000010, Listing Service: Full Service, Listing Terms: Cash, 1031 Exchange, List Price: 485000, Mls Status: New, Number Of Units Total: 2, Standard Status: Active, Total Actual Rent: 2450
Parking Features: Carport, Finished Driveway, Parking Total: 4
Elementary School: Sherman, Elementary School District: Nampa School District #131, High School: Skyview, High School District: Nampa School District #131, Middle Or Junior School: West Middle Nam, Middle Or Junior School District: Nampa School District #131
Bedrooms Total: 4
Above Grade Finished Area Units: Square Feet, Below Grade Finished Area Units: Square Feet, Building Area Total: 1605, Building Area Units: Square Feet, Construction Materials: Metal Siding, Living Area: 1605, Living Area Units: Square Feet, Year Built: 1977
City: Nampa, Coordinates: -116.561126, 43.556856, Country: US, County Or Parish: Canyon, Directions: From Holly St, turn E on Florida, S on Fern, Latitude: 43.556856, Longitude: -116.561126, Postal Code: 83686, State Or Province: ID, Street Dir Prefix: S, Street Name: Fern St, Street Number: 1208, Street Number Numeric: 1208, Subdivision Name: Kurtz Add, Unparsed Address: 1208 S Fern St, Nampa ID 83686
Current Use: 2-4 Units, Farm Land Area Units: Square Feet, Leasable Area Units: Square Feet, Parcel Number: R1172100000, Property Sub Type: Duplex, Property Type: Residential Income
Bathrooms Total Integer: 2
Electric: Unit 1 Separate Meter, Unit 2 Separate Meter, Utilities: Sewer Connected
Irrigation Source: Irrigation District: Yes, Water Source: City Service
Appliances: Disposal (No Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (Some Units)
Building Details
Year Built
1977
Tenancy
Multi
Listing Agency:
Boise Premier Real Estate
(208) 639-0656
Listed By:
Michelle Wood · License #9071551
(208) 841-8698
Source:
Thgboise
Added: Sep 7
Changed: Sep 12
Last Checked: Sep 13 at 10:59AM
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 Boise Premier Real Estate
Investment Insights
Based on property information with market context.
This 1,605-square-foot duplex in Nampa offers single-level living and was built in 1977. The property includes covered carports, storage sheds, additional parking at the rear, privacy fencing, window awnings, laminate flooring, appliances, and an automatic sprinkler system. There is no HOA.
Property improvements include newer electrical breakers, furnaces, air conditioning, windows, laminate flooring, interior paint, roofing, gutters, and the sprinkler system. The duplex is fully occupied and located at 1208 S Fern St near NNU, a park, the Nampa Recreation Center, a hospital, and shopping.
Property improvements include newer electrical breakers, furnaces, air conditioning, windows, laminate flooring, interior paint, roofing, gutters, and the sprinkler system. The duplex is fully occupied and located at 1208 S Fern St near NNU, a park, the Nampa Recreation Center, a hospital, and shopping.
Key Highlights
- Fully occupied duplex with 1,605 SF
- Single‑level layout with covered carports
- Storage sheds, privacy fencing, and extra rear parking
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
$17,251
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
3.56%
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%
$345,020
$345.0K
Cap Rate 7%
$246,443
$246.4K
Cap Rate 9%
$191,678
$191.7K
Market Conditions
NOI Build-Up for 1,605 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
$26.0K $16.20/SF
− Vacancy
−$1.4K −$0.85/SF
EGI
$24.6K $15.35/SF
− OpEx
−$7.4K −$4.61/SF
NOI
$17.3K $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%
$345,020
Cap Rate 7%
$246,443
Cap Rate 9%
$191,678
Alternative Uses
Best Use
Multifamily LT 5
$246.4K
$215.6K – $287.5K
NOI $17,251 @ 7.0% cap · market cap 3.56%
Second Best
Apartment 5plus
$225.9K
$197.7K – $263.6K
NOI $15,816 @ 7.0% cap · market cap 3.26%
Theoretical Best
Office A
$406.0K
$355.3K – $473.7K
NOI $28,420 @ 7.0% cap · market cap 5.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
538
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
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Fully occupied two-unit property with updated systems, private storage, and additional rear parking.
Where is this duplex located?
The property is located at 1208 S Fern St Nampa, ID.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Fully occupied duplex with 1,605 SF; Single‑level layout with covered carports; Storage sheds, privacy fencing, and extra rear parking
