Vacant Duplex with Attached
For Sale
$539,000
217 & 219 20th Ave N, Nampa, ID 83687
Two separate units offer fenced backyards and attached garage access.
Property Size2,316 SF
Price / SF$232.73
Days on Market9
Property Features for 217 & 219 20th Ave N
General Information
Standard status
Active
Size
2,316 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
a little rough around the edges
Units
Unit Mix
2 x 3BR/1.5BA
Multifamily Units
2
Additional Details
Road Access
Yes
Amenities
attached garage
fenced backyards
Building Details
Year Built
2004
Buildings
1
Listing Agency:
Silvercreek Realty Group
Listed By:
Stephanie Rohrdanz · License #26674
(208) 880-1673
Source:
Truenorthrealestategroupllc
Added: Sep 18
Last Checked: Sep 24 at 3:41PM
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 2,316-square-foot duplex, completed in 2004, contains two residential units. Each unit includes 3 bedrooms, 1.5 bathrooms, an attached garage, and a fenced backyard. The property is currently vacant, allowing a new owner to establish occupancy and leasing plans.
The duplex is situated on a cul-de-sac at 217 & 219 20th Ave N in Nampa, Idaho. Its two-unit configuration and separate residential layouts provide a straightforward income-property format, with private outdoor areas and garage space assigned to each residence.
The duplex is situated on a cul-de-sac at 217 & 219 20th Ave N in Nampa, Idaho. Its two-unit configuration and separate residential layouts provide a straightforward income-property format, with private outdoor areas and garage space assigned to each residence.
Key Highlights
- 2,316‑square‑foot duplex built in 2004
- Two residential units, each with 3 bedrooms and 1.5 bathrooms
- Attached garage for 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
4.62%
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 4.62%
Second Best
Apartment 5plus
$326.0K
$285.3K – $380.4K
NOI $22,823 @ 7.0% cap · market cap 4.23%
Theoretical Best
Office A
$585.9K
$512.6K – $683.5K
NOI $41,010 @ 7.0% cap · market cap 7.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
612
Businesses Nearby
Explore this area
Business Placement
Demographics for 83687, ID
37,254
Population
14,484
Households
2.6
Avg Household Size
33
Median Age
27%
College-Educated
91%
High-School Grad
49.4 sq mi
ZIP Area
754
Density / Sq Mi
$72,294
Median Household Income
$40,328
Median Earnings
$1,416
Median Rent
$369,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Duplex - Two separate units offer fenced backyards and attached garage access.
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 $539,000.
What are key features of this property?
This property features: 2,316‑square‑foot duplex built in 2004; Two residential units, each with 3 bedrooms and 1.5 bathrooms; Attached garage for each unit
