Four-Unit Quadplex
For Sale
$995,000
276 E Maine Ave, Nampa, ID 83686
Four separately metered residences feature in-unit laundry, private patios, modern appliances, and dedicated off-street parking.
Property Size3,856 SF
Price / SF$258.04
Days on Market27
Property Features for 276 E Maine Ave
General Information
Standard status
Active
Size
3,856 SF
Property subtype
Residential Income
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$5,180
Amenities
in-unit laundry
granite countertops
modern appliances
private patios
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
Elite Homes and Property
(208) 860-1748
Listed By:
Richard Fried · License #32033
(208) 860-1748
Source:
Exprealty
Added: Jul 16
Changed: Aug 8
Last Checked: Aug 10 at 8:32AM
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 Elite Homes and Property
Investment Insights
Based on property information with market context.
This four-unit quadplex contains four two-bedroom, two-bath residences totaling 3,856 square feet, with each unit measuring approximately 964 square feet. The layouts include in-unit laundry, granite countertops, modern appliances, private patios, and dedicated off-street parking. Separately metered utilities provide individual utility accounting for each residence.
The property is located at 276 E Maine Ave in Nampa, Idaho, near Northwest Nazarene University, medical facilities, shopping, dining, and major commuter routes. Its unit configuration and recurring residential features create a consistent physical profile across the building, while the individual utility meters add a distinct operational feature.
The property is located at 276 E Maine Ave in Nampa, Idaho, near Northwest Nazarene University, medical facilities, shopping, dining, and major commuter routes. Its unit configuration and recurring residential features create a consistent physical profile across the building, while the individual utility meters add a distinct operational feature.
Key Highlights
- Four 2‑bedroom, 2‑bath units, each approximately 964 square feet
- 3,856‑square‑foot quadplex property
- In‑unit laundry, granite countertops, and modern appliances
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
$41,444
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
4.17%
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%
$828,880
$828.9K
Cap Rate 7%
$592,057
$592.1K
Cap Rate 9%
$460,489
$460.5K
Market Conditions
NOI Build-Up for 3,856 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
$62.5K $16.20/SF
− Vacancy
−$3.3K −$0.85/SF
EGI
$59.2K $15.35/SF
− OpEx
−$17.8K −$4.61/SF
NOI
$41.4K $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%
$828,880
Cap Rate 7%
$592,057
Cap Rate 9%
$460,489
Alternative Uses
Best Use
Multifamily LT 5
$592.1K
$518.1K – $690.7K
NOI $41,444 @ 7.0% cap · market cap 4.17%
Second Best
Apartment 5plus
$542.8K
$475.0K – $633.3K
NOI $37,999 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$975.4K
$853.5K – $1.14M
NOI $68,279 @ 7.0% cap · market cap 6.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
855
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?
Quadplex - Four separately metered residences feature in-unit laundry, private patios, modern appliances, and dedicated off-street parking.
Where is this quadplex located?
The property is located at 276 E Maine Ave Nampa, ID.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Four 2‑bedroom, 2‑bath units, each approximately 964 square feet; 3,856‑square‑foot quadplex property; In‑unit laundry, granite countertops, and modern appliances
