300-Unit Apartment
For Sale
$86,052,715
3126 E Victory Rd, Nampa, ID 83687
Planned multifamily community with modern amenities, varied building configurations, and access to nearby education and retail.
Property Size279,486 SF
Price / SF$307.90
Days on Market8
Property Features for 3126 E Victory Rd
General Information
Standard status
Active
Size
279,486 SF
Property subtype
Residential Income
Building Details
Year Built
2026
Listing Agency:
KW Commercial
Listed By:
Tricia Callies · License #1033
(208) 475-1313
Source:
Bhhsinrealty
Added: Sep 20
Last Checked: Sep 22 at 1:02PM
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 KW Commercial
Investment Insights
Based on property information with market context.
This planned apartment community comprises 300 units across 14 buildings. The configuration includes three 12-unit buildings and eleven 24-unit buildings, with Phase One containing 120 units currently under construction. Proposed resident amenities include a fitness center, community lounge, outdoor recreation areas, and ample parking. The project is designed with spacious floor plans and modern finishes.
The property is located at the intersection of Victory and Kings Roads in Nampa, near the College of Western Idaho and a retail center. The combination of multiple building sizes, planned common amenities, and proximity to education and retail provides a defined multifamily development format.
The property is located at the intersection of Victory and Kings Roads in Nampa, near the College of Western Idaho and a retail center. The combination of multiple building sizes, planned common amenities, and proximity to education and retail provides a defined multifamily development format.
Key Highlights
- 300‑unit apartment complex across 14 buildings
- Building mix includes three 12‑unit buildings and eleven 24‑unit buildings
- Phase One includes 120 units and is currently under construction
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
$2,754,184
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
3.20%
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%
$55,083,680
$55.1M
Cap Rate 7%
$39,345,486
$39.3M
Cap Rate 9%
$30,602,044
$30.6M
Market Conditions
NOI Build-Up for 279,486 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
$5.30M $18.96/SF
− Vacancy
−$291.4K −$1.04/SF
EGI
$5.01M $17.92/SF
− OpEx
−$2.25M −$8.06/SF
NOI
$2.75M $9.85/SF
Area
Nampa, ID
Vacancy
5.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
45.00%
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%
$55,083,680
Cap Rate 7%
$39,345,486
Cap Rate 9%
$30,602,044
Alternative Uses
Best Use
Apartment 5plus
$39.35M
$34.43M – $45.90M
NOI $2,754,184 @ 7.0% cap · market cap 3.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$70.70M
$61.86M – $82.48M
NOI $4,948,914 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
112
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
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - Planned multifamily community with modern amenities, varied building configurations, and access to nearby education and retail.
Where is this apartment building located?
The property is located at 3126 E Victory Rd Nampa, ID.
What is the asking price?
The asking price for this property is $86,052,715.
What are key features of this property?
This property features: 300‑unit apartment complex across 14 buildings; Building mix includes three 12‑unit buildings and eleven 24‑unit buildings; Phase One includes 120 units and is currently under construction
