Vacant Duplex with Attached
For Sale
$609,000
217 & 219 20th Ave N, Nampa, ID 83651
Two separate units offer three-bedroom layouts, fenced outdoor areas, and immediate flexibility for occupancy planning.
Property Size2,316 SF
Price / SF$262.95
Days on Market108
Property Features for 217 & 219 20th Ave N
General Information
Standard status
Active
Size
2,316 SF
Total Parking Spaces
6
Property subtype
Income
Property Condition
Severity
Repairs Needed
Evidence
a little rough around the edges
Units
Unit Mix
2 x 3BR/1.5BA
Multifamily Units
2
Parking per Unit
1
Taxes and HOA fees
Annual Taxes
$3,329
Amenities
Vinyl
Yes
4
6
Washer/Dryer Hookups (All Units)
Square Feet
Full
Standard Lot 6000-9999 SF
City Service
140x50
Attached
Crawl Space
2316
Building Details
Building Size
2,316 SF
Year Built
2004
Buildings
1
Listing Agency:
Real Broker LLC
(208) 985-3554
Listed By:
Holly Hughes · License #26674
(208) 985-3554
Source:
Homesofidaho
Added: May 15
Changed: Aug 28
Last Checked: May 30 at 7:57AM
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 Real Broker LLC
Investment Insights
Based on property information with market context.
This 2,316-square-foot duplex, built in 2004, contains two separate units. Each residence includes three bedrooms, one and a half bathrooms, an attached garage, and a fenced backyard. The property is currently vacant, allowing the next owner to establish occupancy and leasing plans without existing residents in place.
Set on a cul-de-sac at 217 & 219 20th Ave N in Nampa, Idaho, the property combines a two-unit configuration with private outdoor space and dedicated garage access. The layout provides a defined residential setup for each side while retaining the operational simplicity of a single duplex property.
Set on a cul-de-sac at 217 & 219 20th Ave N in Nampa, Idaho, the property combines a two-unit configuration with private outdoor space and dedicated garage access. The layout provides a defined residential setup for each side while retaining the operational simplicity of a single duplex property.
Key Highlights
- 2,316‑square‑foot duplex built in 2004
- Two units, each with 3 bedrooms and 1.5 bathrooms
- Attached garage serving each unit
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
$24,892
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
4.09%
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%
$497,840
$497.8K
Cap Rate 7%
$355,600
$355.6K
Cap Rate 9%
$276,578
$276.6K
Market Conditions
NOI Build-Up for 2,316 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
$37.5K $16.20/SF
− Vacancy
−$2.0K −$0.85/SF
EGI
$35.6K $15.35/SF
− OpEx
−$10.7K −$4.61/SF
NOI
$24.9K $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%
$497,840
Cap Rate 7%
$355,600
Cap Rate 9%
$276,578
Alternative Uses
Best Use
Multifamily LT 5
$355.6K
$311.2K – $414.9K
NOI $24,892 @ 7.0% cap · market cap 4.09%
Second Best
Apartment 5plus
$326.0K
$285.3K – $380.4K
NOI $22,823 @ 7.0% cap · market cap 3.75%
Theoretical Best
Office A
$585.9K
$512.6K – $683.5K
NOI $41,010 @ 7.0% cap · market cap 6.73%
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
612
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?
Duplex - Two separate units offer three-bedroom layouts, fenced outdoor areas, and immediate flexibility for occupancy planning.
Where is this duplex located?
The property is located at 217 & 219 20th Ave N Nampa, ID.
What is the asking price?
The asking price for this property is $609,000.
What are key features of this property?
This property features: 2,316‑square‑foot duplex built in 2004; Two units, each with 3 bedrooms and 1.5 bathrooms; Attached garage serving each unit
