Tenant-Occupied
For Sale
$399,000
1320 S Holly, Nampa, ID 83686
Two separately metered units offer private fenced outdoor areas and washer/dryer hookups.
Property Size1,907 SF
Price / SF$209.23
Days on Market28
Property Features for 1320 S Holly
General Information
Standard status
Active
Size
1,907 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/1.5BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
washer/dryer hookups
range/oven
refrigerator
dishwasher
fireplace
private fully fenced backyards
enclosed patio/sunroom spaces
original hardwood floors
coved ceilings
arched doorways
Building Details
Year Built
1950
Buildings
1
Listing Agency:
Homes of Idaho
(208) 904-8556
Listed By:
William Kaiser, Ashley Kaiser · License #SP48438
Source:
208doors
Added: Aug 3
Changed: Aug 29
Last Checked: Aug 30 at 7:06PM
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 Homes of Idaho
Investment Insights
Based on property information with market context.
Built in 1950, this 1,907-square-foot duplex includes a three-bedroom, one-and-a-half-bath main residence and a one-bedroom, one-bath second unit. Both units have tenants in place and include washer/dryer hookups, a range/oven, and a refrigerator. The main unit adds a dishwasher, fireplace, original hardwood flooring, tile, coved ceilings, and arched doorways. Each residence also has a private, fully fenced backyard and an enclosed patio or sunroom exceeding 200 square feet. Separate electric meters serve the units.
The property is located at 1320 S Holly in Nampa, within walking distance of NNU, the hospital, medical facilities, and nearby amenities. Exterior paint was completed in 2019, and the roof was replaced in 2017.
The property is located at 1320 S Holly in Nampa, within walking distance of NNU, the hospital, medical facilities, and nearby amenities. Exterior paint was completed in 2019, and the roof was replaced in 2017.
Key Highlights
- 3 bed, 1.5 bath main unit plus 1 bed, 1 bath second unit
- Both units have tenants in place and separate electric meters
- Each unit includes a private, fully fenced backyard and enclosed patio or sunroom over 200 sq ft
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
$20,497
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
5.14%
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%
$409,940
$409.9K
Cap Rate 7%
$292,814
$292.8K
Cap Rate 9%
$227,744
$227.7K
Market Conditions
NOI Build-Up for 1,907 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
$30.9K $16.20/SF
− Vacancy
−$1.6K −$0.85/SF
EGI
$29.3K $15.35/SF
− OpEx
−$8.8K −$4.61/SF
NOI
$20.5K $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%
$409,940
Cap Rate 7%
$292,814
Cap Rate 9%
$227,744
Alternative Uses
Best Use
Multifamily LT 5
$292.8K
$256.2K – $341.6K
NOI $20,497 @ 7.0% cap · market cap 5.14%
Second Best
Apartment 5plus
$268.5K
$234.9K – $313.2K
NOI $18,792 @ 7.0% cap · market cap 4.71%
Theoretical Best
Office A
$482.4K
$422.1K – $562.8K
NOI $33,768 @ 7.0% cap · market cap 8.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
869
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?
Duplex - Two separately metered units offer private fenced outdoor areas and washer/dryer hookups.
Where is this duplex located?
The property is located at 1320 S Holly Nampa, ID.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 3 bed, 1.5 bath main unit plus 1 bed, 1 bath second unit; Both units have tenants in place and separate electric meters; Each unit includes a private, fully fenced backyard and enclosed patio or sunroom over 200 sq ft
