Bank-Anchored Retail Investment
For Sale
$4,450,000
1217 2nd St S, Nampa, ID 83651
Fully leased retail building in downtown Nampa with stable income.
Property Size18,543 SF
Price / SF$196.93
Days on Market264
Property Features for 1217 2nd St S
General Information
Standard status
Active
Size
18,543 SF
Property subtype
Retail/Office
Occupancy
100%
Building Details
Building Size
18,543 SF
Listing Agency:
(208) 412-7763
Listed By:
Sean Edwards
Source:
Tokcommercial
Added: Nov 21, 2025
Changed: Aug 8
Last Checked: Aug 8 at 4:54AM
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 Sean Edwards
Investment Insights
Based on property information with market context.
Located in downtown Nampa, the 22,597-square-foot property is anchored by First Federal Bank. Additional tenants include Pub & Putt and Solovey Kitchen. The property is fully leased with NNN lease structures that include annual rent increases and multiple renewal options. Private on-site parking is available. The property is located within the Downtown Historic (DH) zoning district, which supports a mix of retail, office, and residential uses. City-backed incentives are available for future facade or tenant improvements. The Boise Valley metro area is projected to surpass 1 million residents by 2050. The property benefits from regional fundamentals, low vacancy rates, and economic growth. The property delivers a current NOI of $255,325 and an in-place cap rate of 5.74%. The property was recently remodeled in 2024.
Key Highlights
- Anchored by First Federal Bank, a reputable financial institution recognized by Forbes.
- Fully leased with NNN leases, featuring annual rent increases (2.5%-3.5%), ensuring stable and growing cash flow.
- Rare private on‑site parking, a significant advantage in the downtown core.
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
$310,754
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
6.98%
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%
$6,215,080
$6.2M
Cap Rate 7%
$4,439,343
$4.4M
Cap Rate 9%
$3,452,822
$3.5M
Market Conditions
NOI Build-Up for 22,597 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
$433.9K $19.20/SF
− Vacancy
−$19.5K −$0.86/SF
EGI
$414.3K $18.34/SF
− OpEx
−$103.6K −$4.58/SF
NOI
$310.8K $13.75/SF
Area
Nampa, ID
Vacancy
4.50%
Lease Rate
$19.20 /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%
$6,215,080
Cap Rate 7%
$4,439,343
Cap Rate 9%
$3,452,822
Alternative Uses
Best Use
Specialty Retail
$4.44M
$3.88M – $5.18M
NOI $310,754 @ 7.0% cap · market cap 6.98%
Second Best
Retail
$3.86M
$3.38M – $4.51M
NOI $270,486 @ 7.0% cap · market cap 6.08%
Theoretical Best
Office A
$5.72M
$5.00M – $6.67M
NOI $400,130 @ 7.0% cap · market cap 8.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
730
Businesses Nearby
179k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 52%
Shops & Services 37%
Beauty & Spa 4%
Groceries 4%
McDonald's
Dining
36,985 visits/mo
0.2 miles
Dutch Bros. Coffee
Dining
21,630 visits/mo
0.4 miles
Burger King
Dining
19,924 visits/mo
0.3 miles
Idaho Central Credit Union
Shops & Services
18,744 visits/mo
0.4 miles
Fred Meyer Gas Station
Shops & Services
12,194 visits/mo
0.2 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bank - Fully leased retail building in downtown Nampa with stable income.
Where is this bank located?
The property is located at 1217 2nd St S Nampa, ID.
What is the asking price?
The asking price for this property is $4,450,000.
What are key features of this property?
This property features: Anchored by First Federal Bank, a reputable financial institution recognized by Forbes.; Fully leased with NNN leases, featuring annual rent increases (2.5%-3.5%), ensuring stable and growing cash flow.; Rare private on‑site parking, a significant advantage in the downtown core.
