300-Unit Apartment
For Sale
$86,052,715
3126 E Victory Rd., Nampa, ID 83687
Residential Income, Nampa, ID
Property Size279,486 SF
Lot Size14.16 Acres
Price / SF$307.90
Days on Market392
Property Features for 3126 E Victory Rd.
General Information
Property type
Residential Multi Family
Property subtype
Apartment
Property condition
Under Construction
Parking
578
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
0 Not Applic.
Lot features
10-19.9 Acres
Elementary school
Endeavor Nampa
Middle school
East Valley Mid
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
South on Kings Rd from Garrity Blvd. Property on the East side before Victory Rd.
Standard status
Active
APN
R3174700000
Size
279,486 SF
Lot size
14.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
24-3N-2W SW TX 21293 IN W1/2 SWSW LS RD
Tax Annual Amount
593000
Legal Description
24-3N-2W SW TX 21293 IN W1/2 SWSW LS RD
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Amenities
fitness center
community lounge
outdoor recreational areas
Building Details
Year built
2026
Number of units
300
Flooring type
Laminate
Building materials
Frame, Vinyl Siding
Listing Agency:
KW Commercial · Keller Williams Realty
(208) 475-1313
Listed By:
Tricia Callies · License #AB18477
(208) 412-4771
Added: Aug 6, 2025
Changed: Aug 20
Last Checked: Sep 1 at 2:06PM
MLS# 98957183
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 apartment development is under construction on 14.16 acres and is planned for 300 units across fourteen buildings. The configuration includes three 12-unit buildings and eleven 24-unit buildings, with Phase One comprising 120 units. Building materials include frame construction with vinyl siding, while residences are designed with laminate flooring, central air, forced-air natural gas heating, and in-unit washers and dryers. Kitchens include a disposal, stove/range, and refrigerator in every unit.
The property is positioned at the intersection of Victory and Kings Roads in Nampa, near the College of Western Idaho and a retail center. Planned shared amenities include a fitness center, community lounge, outdoor recreational areas, and ample parking. The project encompasses 279,486 square feet, with construction activity underway for the initial phase.
The property is positioned at the intersection of Victory and Kings Roads in Nampa, near the College of Western Idaho and a retail center. Planned shared amenities include a fitness center, community lounge, outdoor recreational areas, and ample parking. The project encompasses 279,486 square feet, with construction activity underway for the initial phase.
Key Highlights
- 300‑unit apartment complex on 14.16 acres
- 279,486 square feet across fourteen buildings
- Building mix includes three 12 plexes and eleven 24 plexes
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
Property Profile
Current Use
Lease Details
300
Residential units
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Fourteen-building community with a fitness center, lounge, outdoor recreation areas, and parking.
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 on 14.16 acres; 279,486 square feet across fourteen buildings; Building mix includes three 12 plexes and eleven 24 plexes
