Updated Duplex with Separate
New
For Sale
$429,900
411 & 413 S Fern St, Nampa, ID 83686
Two residential units offer separate utilities, private yard areas, appliance packages, and on-site parking.
Property Size1,926 SF
Price / SF$223.21
Days on Market5
Property Features for 411 & 413 S Fern St
General Information
Standard status
Active
Size
1,926 SF
Property subtype
Multi-Family
Building Details
Year Built
1936
Listing Agency:
Silvercreek Realty Group
Listed By:
Janice Mcnabb · License #SP52717
(208) 377-0422
Source:
Refinedrealtynw
Added: Sep 4
Changed: Sep 8
Last Checked: Sep 7 at 1:01PM
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 residential units. The front unit offers 3 bedrooms and 2 bathrooms and has been updated with new kitchen cabinets and countertops, bathroom vanities and toilets, LVP flooring in shared living areas, bedroom carpet, fresh paint, window treatments, light fixtures, and hardware. The rear unit includes 3 bedrooms and 1 bathroom; long-term tenants are in place and would like to remain, while the unit needs a refresh. Both residences include a refrigerator, stove, dishwasher, and washer/dryer hookups.
Built in 1936, the property has separate gas, electric, and water/sewer/trash service for each unit. Each residence also has its own yard area, automatic sprinklers, and ample parking. The duplex is located at 411 & 413 S Fern St in Nampa, near NNU and the hospital.
Built in 1936, the property has separate gas, electric, and water/sewer/trash service for each unit. Each residence also has its own yard area, automatic sprinklers, and ample parking. The duplex is located at 411 & 413 S Fern St in Nampa, near NNU and the hospital.
Key Highlights
- Two‑unit duplex with 1,926 square feet
- Front unit: 3 bedrooms, 2 bathrooms, and updated interior finishes
- Rear unit: 3 bedrooms, 1 bathroom, with long‑term tenants in place
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, private yard areas, appliance packages, and on-site parking.
Where is this duplex located?
The property is located at 411 & 413 S Fern St 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 with 1,926 square feet; Front unit: 3 bedrooms, 2 bathrooms, and updated interior finishes; Rear unit: 3 bedrooms, 1 bathroom, with long‑term tenants in place
