Residential Income
For Sale
$825,000
1317 4th St S, Nampa, ID 83651
Income-producing residential asset near downtown amenities, restaurants, nightlife, and the local farmers market.
Property Size3,493 SF
Price / SF$236.19
Days on Market50
Property Features for 1317 4th St S
General Information
Standard status
Active
Size
3,493 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$5,786
Listing Agency:
Silvercreek Realty Group
(208) 599-7141
Listed By:
Patrick Vanderbeek · License #SP59503
(208) 599-7141
Source:
Exprealty
Added: Jul 11
Changed: Aug 21
Last Checked: Aug 29 at 3:36PM
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 Silvercreek Realty Group
Investment Insights
Based on property information with market context.
This residential income property contains 3,493 square feet and is located at 1317 4th St S in Nampa, Idaho. The asset is positioned near downtown Nampa, where the farmers market takes place.
Restaurants and nightlife are within a walkable two-block area, giving the property convenient access to downtown-oriented amenities.
Restaurants and nightlife are within a walkable two-block area, giving the property convenient access to downtown-oriented amenities.
Key Highlights
- 3,493‑square‑foot residential income property
- Located at 1317 4th St S, Nampa, ID
- Near downtown Nampa and its farmers market
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
$34,422
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
4.17%
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%
$688,440
$688.4K
Cap Rate 7%
$491,743
$491.7K
Cap Rate 9%
$382,467
$382.5K
Market Conditions
NOI Build-Up for 3,493 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
$66.2K $18.96/SF
− Vacancy
−$3.6K −$1.04/SF
EGI
$62.6K $17.92/SF
− OpEx
−$28.2K −$8.06/SF
NOI
$34.4K $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%
$688,440
Cap Rate 7%
$491,743
Cap Rate 9%
$382,467
Alternative Uses
Best Use
Apartment 5plus
$491.7K
$430.3K – $573.7K
NOI $34,422 @ 7.0% cap · market cap 4.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$883.6K
$773.1K – $1.03M
NOI $61,851 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,649
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Income-producing residential asset near downtown amenities, restaurants, nightlife, and the local farmers market.
Where is this residential income property located?
The property is located at 1317 4th St S Nampa, ID.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 3,493‑square‑foot residential income property; Located at 1317 4th St S, Nampa, ID; Near downtown Nampa and its farmers market
