Updated Duplex with Separate
For Sale
$429,900
411 & 413 S Fern Street, Nampa, ID 83686
Residential Income, Nampa, ID
Property Size1,926 SF
Lot Size0.16 Acres
Price / SF$223.21
Days on Market14
Property Features for 411 & 413 S Fern Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
RS6
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bedroom 6, Bathroom 1, Bathroom 3, Bedroom 1, Bedroom 4, Bedroom 5, Bedroom 3, Bedroom 2
Parking
4
Appliances
Disposal (Some Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (No Units)
Subdivision
Kurtz Add
Lot features
Standard Lot 6000-9999 S F, Irrigation, Sidewalks
Elementary school
Sherman
Middle school
South Boise Jr
High school
Skyview
Elementary school district
Nampa School District #131
Middle school district
Nampa School District #131
High school district
Nampa School District #131
Directions
From I84 take Garrity Blvd, S on Garrity, turn left on 16th Ave N, left on Sherman, right on Fern St.
Standard status
Active
APN
R1103100000
Size
1,926 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
27-3N-2W SE KURTZ ADD LT 10 BLK 50
Tax Annual Amount
2458
Legal Description
27-3N-2W SE KURTZ ADD LT 10 BLK 50
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Window Unit(s), Wall/Window Unit(s)
Amenities
auto sprinklers
washer/dryer hookups
Building Details
Year built
1936
Number of units
2
Flooring type
Vinyl
Building materials
Frame, Wood Siding
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Janice Mcnabb · License #SP52717
(208) 867-6238
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 30 at 11:06PM
MLS# 98997645
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 duplex contains 1,926 square feet across a three-bedroom, two-bath front residence and a three-bedroom, one-bath rear residence. The front unit has updated kitchen cabinetry 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 has long-term tenants in place and may benefit from additional updating. Both residences include a refrigerator, stove, and dishwasher, along with washer and dryer hookups.
Separate gas, electric, and water/sewer/trash services support the two units. Each residence has its own yard area with automatic sprinklers, plus ample parking. The property sits on 0.16 acres at 411 & 413 S Fern Street in Nampa, approximately one block from NNU and near the hospital. Built in 1936, the duplex features frame construction with wood siding, forced-air natural gas heat, window or wall-unit cooling, vinyl flooring, and a composition roof.
Separate gas, electric, and water/sewer/trash services support the two units. Each residence has its own yard area with automatic sprinklers, plus ample parking. The property sits on 0.16 acres at 411 & 413 S Fern Street in Nampa, approximately one block from NNU and near the hospital. Built in 1936, the duplex features frame construction with wood siding, forced-air natural gas heat, window or wall-unit cooling, vinyl flooring, and a composition roof.
Key Highlights
- 1,926‑square‑foot duplex with a 3‑bed, 2‑bath front unit and 3‑bed, 1‑bath rear unit
- Front unit updated with new kitchen cabinets and countertops, LVP, carpet, paint, fixtures, and hardware
- Separate gas, electric, and water/sewer/trash services for each 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
$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
Lease Details
2
Residential units
Yes
Utilities to site
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with separate utilities, individual yard areas, and on-site parking.
Where is this duplex located?
The property is located at 411 & 413 S 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: 1,926‑square‑foot duplex with a 3‑bed, 2‑bath front unit and 3‑bed, 1‑bath rear unit; Front unit updated with new kitchen cabinets and countertops, LVP, carpet, paint, fixtures, and hardware; Separate gas, electric, and water/sewer/trash services for each unit
