Duplex with Newer
For Sale
$340,000
318/320 5th Ave. S, Nampa, ID 83651
Residential Income, Nampa, ID
Property Size2,017 SF
Lot Size0.16 Acres
Price / SF$168.57
Days on Market47
Property Features for 318/320 5th Ave. S
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bedroom 1, Bedroom 2, Bathroom 2
Parking
5
Parking features
RV
Fireplace
1
Appliances
Stove/Range (Some Units), Refrigerator (Some Units), Washer/Dryer (No Units)
Subdivision
Arlington Add
Lot features
Standard Lot 6000-9999 S F, R. V. Parking
Elementary school
Central
Middle school
Lone Star Middle School
High school
Nampa
Elementary school district
Nampa School District #131
Middle school district
Nampa School District #131
High school district
Nampa School District #131
Directions
From 3rd Street, South 5th Ave S (Across from City Hall)
Standard status
Active
APN
07556000 0
Size
2,017 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
22-3N-2W Sw Arlington Add Na Lot 8 Blk 3
Tax Annual Amount
2419
Legal Description
22-3N-2W Sw Arlington Add Na Lot 8 Blk 3
Utilities
Heating system
Fireplace(s), Baseboard, Natural Gas, Wood
Amenities
wood burning fireplace
covered porch
fenced yard
storage units
washer/dryer hookups
vinyl windows
Building Details
Year built
1924
Number of units
2
Flooring type
Laminate
Building materials
Frame, Wood Siding
Roof type
Composition
Listing Agency:
Coldwell Banker Tomlinson · Coldwell Banker Real Estate
(208) 336-3393
Listed By:
Leah Morgan · License #SP32239
(208) 859-5546
Added: Jul 17
Changed: Aug 20
Last Checked: Sep 1 at 10:06AM
MLS# 98994400
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 two-unit property at 318/320 5th Ave. S in Nampa contains 2,017 square feet on 0.16 acres and was built in 1924. Unit 320 is vacant and includes two bedrooms, one bathroom, a great-room layout, kitchen appliances, a walk-in closet, covered porch, side access, driveway, gas furnace, and a wood-burning fireplace. Unit 318 has one bedroom, one bathroom, a small storage and laundry room, and a basement with water heaters and additional storage.
Both units have vinyl windows, washer and dryer hookups, and individual yard areas. The property also includes a fenced yard, two storage units, rear parking spaces, and RV parking. Electric service is separately metered, while water, sewer, and trash are combined. A new 50-year roof and exterior paint were completed within the last year. The seller prefers an as-is sale.
Both units have vinyl windows, washer and dryer hookups, and individual yard areas. The property also includes a fenced yard, two storage units, rear parking spaces, and RV parking. Electric service is separately metered, while water, sewer, and trash are combined. A new 50-year roof and exterior paint were completed within the last year. The seller prefers an as-is sale.
Key Highlights
- 2,017‑square‑foot duplex on 0.16 acres; built in 1924
- New 50‑year roof and exterior paint completed within the last year
- Unit 320 is vacant; 2 bedrooms, 1 bathroom, great‑room layout, and kitchen 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
$21,679
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
6.38%
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%
$433,580
$433.6K
Cap Rate 7%
$309,700
$309.7K
Cap Rate 9%
$240,878
$240.9K
Market Conditions
NOI Build-Up for 2,017 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
$32.7K $16.20/SF
− Vacancy
−$1.7K −$0.85/SF
EGI
$31.0K $15.35/SF
− OpEx
−$9.3K −$4.61/SF
NOI
$21.7K $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%
$433,580
Cap Rate 7%
$309,700
Cap Rate 9%
$240,878
Alternative Uses
Best Use
Multifamily LT 5
$309.7K
$271.0K – $361.3K
NOI $21,679 @ 7.0% cap · market cap 6.38%
Second Best
Apartment 5plus
$283.9K
$248.5K – $331.3K
NOI $19,876 @ 7.0% cap · market cap 5.85%
Theoretical Best
Office A
$510.2K
$446.4K – $595.3K
NOI $35,715 @ 7.0% cap · market cap 10.50%
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
1,243
Businesses Nearby
Explore this area
Business Placement
Demographics for 83651, ID
34,509
Population
14,031
Households
2.5
Avg Household Size
35
Median Age
22%
College-Educated
86%
High-School Grad
15.9 sq mi
ZIP Area
2,170
Density / Sq Mi
$66,895
Median Household Income
$34,770
Median Earnings
$1,334
Median Rent
$312,500
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 units provide separate yard areas, individual electric meters, washer and dryer hookups, and varied storage options.
Where is this duplex located?
The property is located at 318/320 5th Ave. S Nampa, ID.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: 2,017‑square‑foot duplex on 0.16 acres; built in 1924; New 50‑year roof and exterior paint completed within the last year; Unit 320 is vacant; 2 bedrooms, 1 bathroom, great‑room layout, and kitchen appliances
