Townhome-Style Multifamily
For Sale
$4,450,000
1617 12th Ave Rd, Nampa, ID 83686
24 two-bedroom, one-and-a-half-bath townhome units with patios, covered carports, a pool, new windows, and individual water heaters.
Property Size71,002 SF
Price / SF$202.20
Days on Market35
Property Features for 1617 12th Ave Rd
General Information
Standard status
Active
Size
71,002 SF
Property subtype
Multifamily
Occupancy
95%
Additional Details
Cap Rate
5.53%
Multifamily Units
24
Amenities
Assumable Fannie Mae debt at 4.36% interest with 8 years remaining on term
Over $600k in Capital Improvements over 5-year ownership - Including new roofs, windows, & updated interiors
Ample Amenities Including Carports, Laundry Facility, In-Unit Washer/Dryer* and a Pool * Available in select units
Building Details
Building Size
71,002 SF
Units
24
Listing Agency:
(206) 826-5815
Listed By:
Keegan Maez · License #License(s): WA: 25026669, ID: 7071396
(206) 826-5815
Source:
Marcusmillichap
Added: Jul 15
Changed: Aug 8
Last Checked: Aug 18 at 4:29AM
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 Keegan Maez
Investment Insights
Based on property information with market context.
The Medallion Townhomes is a 24-unit, two-bedroom, one-and-a-half-bath townhome-style multifamily community. The property includes patios and covered carports for residents, as well as a pool on-site. Recent improvements noted in the offering include new windows, and each unit is served by an individual water heater.
The community is located in Nampa, Idaho, approximately 20 miles west of downtown Boise and within the Boise metropolitan area. The listing states the area is supported by economic and population growth, and notes major employers and the Nampa and Vallivue school districts as part of the region’s workforce housing foundation. The property is situated off 12th Avenue Road for access to major employment centers, retail amenities, and regional transportation routes.
The offering is presented as a pride-of-ownership asset, and the property includes assumable financing with 8 years remaining on the note, as stated in the remarks.
The community is located in Nampa, Idaho, approximately 20 miles west of downtown Boise and within the Boise metropolitan area. The listing states the area is supported by economic and population growth, and notes major employers and the Nampa and Vallivue school districts as part of the region’s workforce housing foundation. The property is situated off 12th Avenue Road for access to major employment centers, retail amenities, and regional transportation routes.
The offering is presented as a pride-of-ownership asset, and the property includes assumable financing with 8 years remaining on the note, as stated in the remarks.
Key Highlights
- Medallion Townhomes: 24‑unit complex in Nampa, ID, made up of 24 two‑bedroom, 1.5‑bath units.
- Each unit averages approximately 917 SF.
- On‑site amenities include patios, covered car ports, and a pool.
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
$216,877
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
4.87%
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%
$4,337,540
$4.3M
Cap Rate 7%
$3,098,243
$3.1M
Cap Rate 9%
$2,409,744
$2.4M
Market Conditions
NOI Build-Up for 22,008 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
$417.3K $18.96/SF
− Vacancy
−$22.9K −$1.04/SF
EGI
$394.3K $17.92/SF
− OpEx
−$177.4K −$8.06/SF
NOI
$216.9K $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%
$4,337,540
Cap Rate 7%
$3,098,243
Cap Rate 9%
$2,409,744
Alternative Uses
Best Use
Apartment 5plus
$3.10M
$2.71M – $3.61M
NOI $216,877 @ 7.0% cap · market cap 4.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.57M
$4.87M – $6.50M
NOI $389,700 @ 7.0% cap · market cap 8.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24
Residential units
Location Intelligence
Trade Area within ½ mile
935
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - 24 two-bedroom, one-and-a-half-bath townhome units with patios, covered carports, a pool, new windows, and individual water heaters.
Where is this apartment building located?
The property is located at 1617 12th Ave Rd 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: Medallion Townhomes: 24‑unit complex in Nampa, ID, made up of 24 two‑bedroom, 1.5‑bath units.; Each unit averages approximately 917 SF.; On‑site amenities include patios, covered car ports, and a pool.
