Duplex with New
For Sale
$340,000
318/320 5th Ave. South, Nampa, ID 83651
Two separately metered units offer private yard areas, rear parking, and washer/dryer hookups.
Property Size2,017 SF
Price / SF$168.57
Days on Market43
Property Features for 318/320 5th Ave. South
General Information
Standard status
Active
Size
2,017 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
Fixer upper
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
wood burning fireplace
covered porch
driveway
fenced yard
storage units
washer/dryer hookups
Building Details
Year Built
1924
Buildings
1
Listing Agency:
Real Broker LLC
(208) 431-7609
Listed By:
Desi Williams · License #AB45857
(208) 431-7609
Source:
Revistarealestate
Added: Jul 19
Changed: Aug 28
Last Checked: Aug 30 at 4:30PM
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 Real Broker LLC
Investment Insights
Based on property information with market context.
This 2,017-square-foot duplex, built in 1924, includes one two-bedroom, one-bath unit and one one-bedroom, one-bath unit. The larger residence has a great-room layout, kitchen appliances, a walk-in primary closet, covered porch, side access, driveway, gas furnace, and wood-burning fireplace. The smaller unit includes a storage room with laundry area, basement storage, and multiple rear parking spaces.
Both units have vinyl windows, washer/dryer hookups, and designated yard space. The property also includes two storage units and a fenced yard. The roof was replaced with a 50-year roof and the exterior was painted within the last year. Electric service is separately metered, while water, sewer, and trash are combined. One unit is vacant and available for showing; the other is tenant occupied with 24 hours’ notice required. The property is offered as-is.
Both units have vinyl windows, washer/dryer hookups, and designated yard space. The property also includes two storage units and a fenced yard. The roof was replaced with a 50-year roof and the exterior was painted within the last year. Electric service is separately metered, while water, sewer, and trash are combined. One unit is vacant and available for showing; the other is tenant occupied with 24 hours’ notice required. The property is offered as-is.
Key Highlights
- 2,017 SF duplex built in 1924
- New 50‑year roof and exterior paint completed within the last year
- Unit mix includes one 2‑bed, 1‑bath unit and one 1‑bed, 1‑bath unit
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
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,512
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 separately metered units offer private yard areas, rear parking, and washer/dryer hookups.
Where is this duplex located?
The property is located at 318/320 5th Ave. South 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 SF duplex built in 1924; New 50‑year roof and exterior paint completed within the last year; Unit mix includes one 2‑bed, 1‑bath unit and one 1‑bed, 1‑bath unit
