Vacant Duplex With Fenced
For Sale
$539,000
217 & 219 20th Ave N, Nampa, ID 83687
Residential Income, Nampa, ID
Property Size2,316 SF
Price / SF$232.73
Days on Market101
Property Features for 217 & 219 20th Ave N
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 3, Bathroom 4, Bedroom 6, Bedroom 5, Bedroom 1, Bedroom 2, Bathroom 2
Parking
6
Parking features
Driveway
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units)
Subdivision
Gem Park Sub
Lot features
Standard Lot 6000-9999 S F
Elementary school
Parkridge
Middle school
East Jr
High school
Columbia
Elementary school district
Nampa School District #131
Middle school district
Nampa School District #131
High school district
Nampa School District #131
Directions
W on 16th, South on 3rd, West on 20th to address.
Standard status
Active
APN
09572011 0
Size
2,316 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
All Of Lt 3 Blk 5 In Young & Highland Add
Tax Annual Amount
3330
Legal Description
All Of Lt 3 Blk 5 In Young & Highland Add
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Amenities
attached garage
fenced backyards
Building Details
Year built
2004
Number of units
2
Flooring type
Vinyl
Building materials
Wood Siding
Roof type
Tar/Gravel
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Stephanie Rohrdanz · License #26674
(208) 880-1673
Added: May 15
Changed: Aug 19
Last Checked: Aug 23 at 3:06PM
MLS# 98986615
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 2,316-square-foot duplex contains two three-bedroom residences, each with one-and-a-half bathrooms, an attached garage, and a fenced backyard. Both units are vacant, allowing the next owner to establish occupancy and leasing plans. Interior features include vinyl flooring, central air conditioning, and forced-air natural-gas heat. Each residence is equipped with a stove/range, refrigerator, and disposal.
Constructed in 2004, the property has wood siding and a tar/gravel roof. The duplex is positioned on a cul-de-sac and includes driveway parking. Its layout provides two distinct living spaces with matching bedroom and bathroom counts, making the property suitable for residential income ownership.
Constructed in 2004, the property has wood siding and a tar/gravel roof. The duplex is positioned on a cul-de-sac and includes driveway parking. Its layout provides two distinct living spaces with matching bedroom and bathroom counts, making the property suitable for residential income ownership.
Key Highlights
- 2,316 SF duplex with two separate residential units
- Each unit offers 3 bedrooms and 1.5 bathrooms
- Attached garage and fenced backyard provided 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
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 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
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 residences feature attached garages and enclosed backyard areas.
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 SF duplex with two separate residential units; Each unit offers 3 bedrooms and 1.5 bathrooms; Attached garage and fenced backyard provided for each unit
