Sprinklered Retail
New
For Sale
$2,600,000
301 11th Avenue North, Nampa, ID 83687
Retail property with monument signage, BC zoning, and proximity to downtown, interstate, and regional transportation routes.
Property Size25,800 SF
Days on Market6
Property Features for 301 11th Avenue North
General Information
Standard status
Active
Size
25,800 SF
Property subtype
Retail
Zoning
BC
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Opportunity Zone
Yes
Sprinkler System
Yes
Amenities
monument signage
Building Details
Building Size
25,800 SF
Year Built
1976
Buildings
1
Listed By:
Drey Campbell, PhD, CCIM
(208) 440-1926
Source:
Lee-associates
Added: Sep 16
Changed: Sep 21
Last Checked: Sep 21 at 4:21AM
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 Drey Campbell, PhD, CCIM
Investment Insights
Based on property information with market context.
Built in 1976, this retail property has a fully sprinklered building and a flexible layout described as suitable for multi-tenant conversion or leasing additional space. BC zoning and dedicated monument signage add important physical and land-use characteristics for commercial occupancy.
The property is located at 301 11th Avenue North in Nampa, along 11th Ave N. It is approximately 1 minute from Downtown Nampa, 3 minutes from I-84, and 20 minutes from Boise Airport, with access to Highway 16 Expressway. The site is also within a designated Opportunity Zone.
The property is located at 301 11th Avenue North in Nampa, along 11th Ave N. It is approximately 1 minute from Downtown Nampa, 3 minutes from I-84, and 20 minutes from Boise Airport, with access to Highway 16 Expressway. The site is also within a designated Opportunity Zone.
Key Highlights
- Fully sprinklered building constructed in 1976
- BC zoning supports the property's commercial use
- Dedicated monument signage along 11th Ave N
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
$221,705
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
8.53%
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%
$4,434,100
$4.4M
Cap Rate 7%
$3,167,214
$3.2M
Cap Rate 9%
$2,463,389
$2.5M
Market Conditions
NOI Build-Up for 25,800 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
$340.6K $13.20/SF
− Vacancy
−$23.8K −$0.92/SF
EGI
$316.7K $12.28/SF
− OpEx
−$95.0K −$3.68/SF
NOI
$221.7K $8.59/SF
Area
Nampa, ID
Vacancy
7.00%
Lease Rate
$13.20 /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%
$4,434,100
Cap Rate 7%
$3,167,214
Cap Rate 9%
$2,463,389
Alternative Uses
Best Use
Retail
$4.41M
$3.86M – $5.15M
NOI $308,826 @ 7.0% cap · market cap 11.88%
Second Best
Industrial
$3.17M
$2.77M – $3.70M
NOI $221,705 @ 7.0% cap · market cap 8.53%
Theoretical Best
Office A
$6.53M
$5.71M – $7.61M
NOI $456,846 @ 7.0% cap · market cap 17.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Sprinkler system
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,412
Businesses Nearby
40k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 76%
Dining 21%
Home Improvements & Furnishings 3%
Wells Fargo
Shops & Services
9,649 visits/mo
0.3 miles
Arctic Circle
Dining
5,294 visits/mo
0.4 miles
O'Reilly Auto Parts
Shops & Services
4,902 visits/mo
0.4 miles
Family Dollar
Shops & Services
4,529 visits/mo
0.1 miles
AutoZone
Shops & Services
4,479 visits/mo
0.4 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail property with monument signage, BC zoning, and proximity to downtown, interstate, and regional transportation routes.
Where is this retail space located?
The property is located at 301 11th Avenue North Nampa, ID.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: Fully sprinklered building constructed in 1976; BC zoning supports the property's commercial use; Dedicated monument signage along 11th Ave N
