4-Unit Quadplex with Updated
New
For Sale
$825,000
16921 N Pamela Loop, Nampa, ID 83651
Residential Income, Nampa, ID
Property Size3,720 SF
Price / SF$221.77
Days on Market3
Property Features for 16921 N Pamela Loop
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
8
Full bathrooms
8
Rooms
Bathroom 5, Bathroom 7, Bathroom 4, Bedroom 7, Bedroom 4, Bedroom 5, Bedroom 8, Bathroom 3, Bedroom 6, Bathroom 6, Bedroom 1, Bathroom 1, Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 8
Parking
4
Parking features
Carport
Fireplace
1
Appliances
Disposal (No Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
Pamelas Garden Estates
Lot features
10000 S F - .49, Sidewalks
Elementary school
Desert Springs
Middle school
Summitvue
High school
Ridgevue
Elementary school district
Vallivue School District #139
Middle school district
Vallivue School District #139
High school district
Vallivue School District #139
Directions
L- MIDDLETON RD R- CALDWELL BLVD/ NAMPA- CALDWELL BLVD L- W. PAMELAS LANE R- N. PAMELAS LOOP
Standard status
Active
APN
R2442113200
Size
3,720 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
07-3N-2W NE PAMELAS GARDEN EST LT 33 BLK 1
Tax Annual Amount
6052
HOA Fee
$365 Monthly
Legal Description
07-3N-2W NE PAMELAS GARDEN EST LT 33 BLK 1
Utilities
Heating system
Natural Gas, Forced Air, Fireplace(s)
Cooling system
Central Air
Amenities
clubhouse
tennis courts
Building Details
Year built
2005
Number of units
4
Flooring type
Laminate
Building materials
Wood Siding
Roof type
Composition
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Tracy Grove · License #SP45935
(208) 863-3450
Added: Aug 20
Last Checked: Aug 22 at 3:06AM
MLS# 98998046
Copyright © 2026 Intermountain Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,720-square-foot quadplex contains four residential units and was built in 2005. One unit has been fully updated, while two others include updated flooring. Every residence is equipped with a refrigerator, washer, dryer, dishwasher, and stove. Additional building features include laminate flooring, central air, natural-gas forced-air heat, fireplaces, composition roofing, wood siding, and carport parking for each unit.
The property is located in Nampa near shopping, downtown, schools, and major employment opportunities. A clubhouse and tennis courts provide shared amenities for residents. Tenants are in place, and property management is established. The property is offered for sale as-is.
The property is located in Nampa near shopping, downtown, schools, and major employment opportunities. A clubhouse and tennis courts provide shared amenities for residents. Tenants are in place, and property management is established. The property is offered for sale as-is.
Key Highlights
- Four residential units totaling 3,720 square feet
- Built in 2005 with one fully updated unit
- Two additional units feature updated flooring
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
$39,983
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
4.85%
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%
$799,660
$799.7K
Cap Rate 7%
$571,186
$571.2K
Cap Rate 9%
$444,256
$444.3K
Market Conditions
NOI Build-Up for 3,720 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
$60.3K $16.20/SF
− Vacancy
−$3.1K −$0.85/SF
EGI
$57.1K $15.35/SF
− OpEx
−$17.1K −$4.61/SF
NOI
$40.0K $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%
$799,660
Cap Rate 7%
$571,186
Cap Rate 9%
$444,256
Alternative Uses
Best Use
Multifamily LT 5
$571.2K
$499.8K – $666.4K
NOI $39,983 @ 7.0% cap · market cap 4.85%
Second Best
Apartment 5plus
$523.7K
$458.2K – $611.0K
NOI $36,659 @ 7.0% cap · market cap 4.44%
Theoretical Best
Office A
$941.0K
$823.4K – $1.10M
NOI $65,871 @ 7.0% cap · market cap 7.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
246
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - All residences include appliances and covered parking, with shared clubhouse and tennis court amenities.
Where is this quadplex located?
The property is located at 16921 N Pamela Loop 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: Four residential units totaling 3,720 square feet; Built in 2005 with one fully updated unit; Two additional units feature updated flooring
