Single-Level Duplex with
New
For Sale
$475,000
1219 S Fern St, Nampa, ID 83686
Fully occupied two-unit property with covered carports, decks, storage sheds, and updated interiors.
Property Size1,560 SF
Price / SF$304.49
Days on Market3
Property Features for 1219 S Fern St
General Information
Standard status
Active
Size
1,560 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Amenities
covered carports
covered decks
storage sheds
privacy fencing
appliances
washer dryer units
extra parking
Building Details
Year Built
1972
Buildings
1
Listing Agency:
Boise Premier Real Estate
Listed By:
Michelle Wood · License #9071551
(208) 841-8698
Source:
Scotreidrealty
Added: Sep 11
Changed: Sep 13
Last Checked: Sep 12 at 12:49PM
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 1,560-square-foot duplex, built in 1972, offers single-level living across two residential units. Each unit includes appliances and a washer and dryer, while the property also provides covered carports, covered decks, storage sheds, rear parking, privacy fencing, and an automatic sprinkler system. Recent property work includes new paint, a new roof, and repairs addressing needed maintenance items.
The property is located at 1219 S Fern St in Nampa, near NNU, a park, the Nampa Recreation Center, a hospital, and shopping. The duplex is fully occupied and has no HOA, providing an established residential income property with existing tenancy.
The property is located at 1219 S Fern St in Nampa, near NNU, a park, the Nampa Recreation Center, a hospital, and shopping. The duplex is fully occupied and has no HOA, providing an established residential income property with existing tenancy.
Key Highlights
- Fully occupied duplex at 1219 S Fern St, Nampa, ID 83686
- 1,560 SF property built in 1972
- Single‑level units with covered carports and decks
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
$16,767
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
3.53%
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%
$335,340
$335.3K
Cap Rate 7%
$239,529
$239.5K
Cap Rate 9%
$186,300
$186.3K
Market Conditions
NOI Build-Up for 1,560 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
$25.3K $16.20/SF
− Vacancy
−$1.3K −$0.85/SF
EGI
$24.0K $15.35/SF
− OpEx
−$7.2K −$4.61/SF
NOI
$16.8K $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%
$335,340
Cap Rate 7%
$239,529
Cap Rate 9%
$186,300
Alternative Uses
Best Use
Multifamily LT 5
$239.5K
$209.6K – $279.5K
NOI $16,767 @ 7.0% cap · market cap 3.53%
Second Best
Apartment 5plus
$219.6K
$192.2K – $256.2K
NOI $15,373 @ 7.0% cap · market cap 3.24%
Theoretical Best
Office A
$394.6K
$345.3K – $460.4K
NOI $27,623 @ 7.0% cap · market cap 5.82%
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
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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 - Fully occupied two-unit property with covered carports, decks, storage sheds, and updated interiors.
Where is this duplex located?
The property is located at 1219 S Fern St Nampa, ID.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Fully occupied duplex at 1219 S Fern St, Nampa, ID 83686; 1,560 SF property built in 1972; Single‑level units with covered carports and decks
