Multifamily Property with Separate Living
For Sale
$489,900
123 S Holly St, Nampa, ID 83686
Updated income property offering flexible occupancy, parking, storage space, and convenient access to Nampa amenities.
Property Size2,371 SF
Price / SF$206.62
Days on Market167
Property Features for 123 S Holly St
General Information
Standard status
Active
Size
2,371 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$3,346
Listing Agency:
exp Realty, LLC
(208) 810-8780
Listed By:
Molly Archbold Arnott
(208) 810-8780
Source:
Exprealty
Added: Mar 19
Changed: Aug 31
Last Checked: Aug 30 at 11:47PM
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 exp Realty, LLC
Investment Insights
Based on property information with market context.
This 2371-square-foot multifamily property includes separate living areas within a flexible configuration. Major updates have been completed, and the site provides ample parking along with additional room for storage. The layout supports distinct residential spaces while retaining the adaptability associated with a smaller income property.
The property is located near downtown Nampa, NNU, shopping, dining, and everyday services. Major roads are accessible from the site, providing practical connectivity for occupants. Its combination of updated improvements, multiple living areas, parking, and storage creates a functional option for residential income use.
The property is located near downtown Nampa, NNU, shopping, dining, and everyday services. Major roads are accessible from the site, providing practical connectivity for occupants. Its combination of updated improvements, multiple living areas, parking, and storage creates a functional option for residential income use.
Key Highlights
- 2371‑square‑foot multifamily property with separate living areas
- Major updates have been completed
- Ample on‑site parking and room for 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
$23,365
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
4.77%
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%
$467,300
$467.3K
Cap Rate 7%
$333,786
$333.8K
Cap Rate 9%
$259,611
$259.6K
Market Conditions
NOI Build-Up for 2,371 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
$45.0K $18.96/SF
− Vacancy
−$2.5K −$1.04/SF
EGI
$42.5K $17.92/SF
− OpEx
−$19.1K −$8.06/SF
NOI
$23.4K $9.85/SF
Area
Nampa, ID
Vacancy
5.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
45.00%
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%
$467,300
Cap Rate 7%
$333,786
Cap Rate 9%
$259,611
Alternative Uses
Best Use
Apartment 5plus
$333.8K
$292.1K – $389.4K
NOI $23,365 @ 7.0% cap · market cap 4.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$599.8K
$524.8K – $699.7K
NOI $41,984 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
854
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Updated income property offering flexible occupancy, parking, storage space, and convenient access to Nampa amenities.
Where is this multifamily property located?
The property is located at 123 S Holly St Nampa, ID.
What is the asking price?
The asking price for this property is $489,900.
What are key features of this property?
This property features: 2371‑square‑foot multifamily property with separate living areas; Major updates have been completed; Ample on‑site parking and room for storage
