Renovated Mixed-Use
For Sale
$560,000
1216 7th St South, Nampa, ID 83651
Two occupied units offer separate entrances with distinct commercial and residential layouts.
Property Size2,011 SF
Price / SF$278.47
Days on Market263
Property Features for 1216 7th St South
General Information
Standard status
Active
Size
2,011 SF
Total Parking Spaces
5
Property subtype
Commercial
Occupancy
100%
Additional Details
Office Units
3
Amenities
ramp
Yes
Square Feet
Sm Lot 5999 SF
City Service
0.07
1 - 5 Spaces
2011
Building Details
Building Size
2,011 SF
Year Renovated
2025
Buildings
1
Stories
2
Tenancy
Multi
Abandoned
No
Listing Agency:
Boise Premier Real Estate
(208) 832-8132
Listed By:
Mallory Sedillos
(208) 832-8132
Source:
Homesofidaho
Added: Dec 11, 2025
Changed: Aug 29
Last Checked: Aug 29 at 4:57PM
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 2,011-square-foot mixed-use duplex combines an upper commercial suite with a lower residential unit. The upper level includes three offices with potential for five, a kitchen, dining area, and bathroom. The lower level provides one to two bedrooms, a full bathroom, laundry, and storage. Each unit has its own entrance, and the property is currently occupied by a barber shop and a resident.
Recent improvements include modern HVAC, a metal roof, refinished hardwood floors, and a new plumbing system installed in 2025. The property includes five parking spaces, a ramp, city services, and a 5,999-square-foot lot. It is located on 7th St South in Nampa, next to tax offices and a strip center, with Walgreens across the street and Albertsons positioned diagonally nearby.
Recent improvements include modern HVAC, a metal roof, refinished hardwood floors, and a new plumbing system installed in 2025. The property includes five parking spaces, a ramp, city services, and a 5,999-square-foot lot. It is located on 7th St South in Nampa, next to tax offices and a strip center, with Walgreens across the street and Albertsons positioned diagonally nearby.
Key Highlights
- 2,011‑square‑foot mixed‑use duplex with separate commercial and residential units
- Upper level includes 3 offices, with potential for 5, plus kitchen, dining area, and bathroom
- Lower unit includes 1‑2 bedrooms, full bathroom, laundry, and storage
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
$25,972
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
4.64%
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%
$519,440
$519.4K
Cap Rate 7%
$371,029
$371.0K
Cap Rate 9%
$288,578
$288.6K
Market Conditions
NOI Build-Up for 2,011 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
$42.2K $21.00/SF
− Vacancy
−$7.6K −$3.78/SF
EGI
$34.6K $17.22/SF
− OpEx
−$8.7K −$4.31/SF
NOI
$26.0K $12.92/SF
Area
Nampa, ID
Vacancy
18.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$519,440
Cap Rate 7%
$371,029
Cap Rate 9%
$288,578
Alternative Uses
Best Use
Office B
$371.0K
$324.7K – $432.9K
NOI $25,972 @ 7.0% cap · market cap 4.64%
Second Best
Mixed Use
$356.8K
$312.2K – $416.3K
NOI $24,977 @ 7.0% cap · market cap 4.46%
Theoretical Best
Office A
$508.7K
$445.1K – $593.5K
NOI $35,609 @ 7.0% cap · market cap 6.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
684
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two occupied units offer separate entrances with distinct commercial and residential layouts.
Where is this mixed-use property located?
The property is located at 1216 7th St South Nampa, ID.
What is the asking price?
The asking price for this property is $560,000.
What are key features of this property?
This property features: 2,011‑square‑foot mixed‑use duplex with separate commercial and residential units; Upper level includes 3 offices, with potential for 5, plus kitchen, dining area, and bathroom; Lower unit includes 1‑2 bedrooms, full bathroom, laundry, and storage
