Single-Level Duplex with
New
For Sale
$485,000
1208 S Fern St, Nampa, ID 83686
Residential Income, Nampa, ID
Property Size1,605 SF
Lot Size0.16 Acres
Price / SF$302.18
Days on Market7
Property Features for 1208 S Fern St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bedroom 4, Bathroom 2, Bedroom 3, Bathroom 1
Parking
4
Parking features
Driveway, Carport
Appliances
Disposal (No Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (Some Units)
Subdivision
Kurtz Add
Lot features
Standard Lot 6000-9999 S F
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 Holly St, turn E on Florida, S on Fern
Standard status
Active
APN
R1172100000
Size
1,605 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 2, Blk 163 of the Amended Plat of Kurtz ADD
Tax Annual Amount
2510
Legal Description
Lot 2, Blk 163 of the Amended Plat of Kurtz ADD
Utilities
Heating system
Electric (Heating), Heat Pump (Heating), Forced Air
Cooling system
Central Air
Amenities
covered carports
storage sheds
privacy fencing
window awnings
laminate floors
appliances
automatic sprinkler system
Building Details
Year built
1977
Number of units
2
Flooring type
Laminate
Building materials
Metal Siding
Roof type
Composition
Listing Agency:
Boise Premier Real Estate
(208) 639-0656
Listed By:
Michelle Wood · License #9071551
(208) 841-8698
Added: Sep 7
Changed: Sep 13
Last Checked: Sep 13 at 3:06PM
MLS# 99000010
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 fully occupied duplex offers single-level living across 1605 square feet, with covered carports, rear parking, storage sheds, privacy fencing, window awnings, and an automatic sprinkler system. Interior features include laminate flooring and appliances, while property improvements include updated electrical breakers, furnaces, air conditioning, windows, paint, roofing, gutters, and sprinklers. The property was built in 1977 and has metal siding, a composition roof, forced-air and heat-pump heating, central air, and electric service.
Located at 1208 S Fern St in Nampa, the property is near NNU, a park, the Nampa recreation center, a hospital, and shopping. The 0.16-acre site includes driveway parking and no HOA.
Located at 1208 S Fern St in Nampa, the property is near NNU, a park, the Nampa recreation center, a hospital, and shopping. The 0.16-acre site includes driveway parking and no HOA.
Key Highlights
- Fully occupied duplex at 1208 S Fern St, Nampa, ID 83686
- 1605 square feet on a 0.16‑acre lot
- Single‑level units with covered carports, storage sheds, and 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
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Current Use
Lease Details
2
Residential units
100%
Occupancy
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
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Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Fully occupied two-unit property with upgraded systems, private storage, and no HOA.
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 at 1208 S Fern St, Nampa, ID 83686; 1605 square feet on a 0.16‑acre lot; Single‑level units with covered carports, storage sheds, and rear parking
