Updated Duplex with Separate
New
For Sale
$429,900
411 & 413 Fern Street, Nampa, ID 83686
Two residential units offer separate utilities, appliances, outdoor areas, and parking for occupants.
Property Size1,926 SF
Price / SF$223.21
Days on Market4
Property Features for 411 & 413 Fern Street
General Information
Standard status
Active
Size
1,926 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$2,458
Amenities
6
3.00
Building Details
Year Built
1936
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Janice Mcnabb · License #SP52717
Source:
Clearwaterproperties
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 21 at 11:28AM
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 Silvercreek Realty Group
Investment Insights
Based on property information with market context.
This duplex contains 1,926 square feet across two units: a front residence with 3 bedrooms and 2 bathrooms, plus a rear residence with 3 bedrooms and 1 bathroom. The front unit has received updates including kitchen cabinetry and countertops, bathroom vanities and toilets, luxury vinyl plank flooring in shared living areas, bedroom carpeting, interior paint, window treatments, lighting, and hardware. Both residences include a refrigerator, stove, dishwasher, and washer/dryer hookups.
Each unit has separately metered gas, electric, and water/sewer/trash services, along with its own yard area, automatic sprinklers, and parking. The rear unit is occupied by long-term tenants who have expressed interest in remaining. Built in 1936, the property is located one block from NNU and near a hospital.
Each unit has separately metered gas, electric, and water/sewer/trash services, along with its own yard area, automatic sprinklers, and parking. The rear unit is occupied by long-term tenants who have expressed interest in remaining. Built in 1936, the property is located one block from NNU and near a hospital.
Key Highlights
- Two‑unit duplex totaling 1,926 square feet
- Front unit includes 3 bedrooms and 2 bathrooms
- Rear unit includes 3 bedrooms and 1 bathroom
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
$20,701
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
4.82%
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%
$414,020
$414.0K
Cap Rate 7%
$295,729
$295.7K
Cap Rate 9%
$230,011
$230.0K
Market Conditions
NOI Build-Up for 1,926 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
$31.2K $16.20/SF
− Vacancy
−$1.6K −$0.85/SF
EGI
$29.6K $15.35/SF
− OpEx
−$8.9K −$4.61/SF
NOI
$20.7K $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%
$414,020
Cap Rate 7%
$295,729
Cap Rate 9%
$230,011
Alternative Uses
Best Use
Multifamily LT 5
$295.7K
$258.8K – $345.0K
NOI $20,701 @ 7.0% cap · market cap 4.82%
Second Best
Apartment 5plus
$271.1K
$237.3K – $316.3K
NOI $18,980 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$487.2K
$426.3K – $568.4K
NOI $34,104 @ 7.0% cap · market cap 7.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
620
Businesses Nearby
Explore this area
Business Placement
Demographics for 83686, ID
55,343
Population
20,283
Households
2.7
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
87.7 sq mi
ZIP Area
631
Density / Sq Mi
$83,666
Median Household Income
$40,310
Median Earnings
$1,310
Median Rent
$381,800
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 residential units offer separate utilities, appliances, outdoor areas, and parking for occupants.
Where is this duplex located?
The property is located at 411 & 413 Fern Street Nampa, ID.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,926 square feet; Front unit includes 3 bedrooms and 2 bathrooms; Rear unit includes 3 bedrooms and 1 bathroom
