Duplex with Four-Car
For Sale
$398,500
416-418 Maine Ave, Nampa, ID 83686
Two-unit property with established tenants, professional management, and access to nearby shopping, medical services, and recreation.
Property Size1,708 SF
Price / SF$233.31
Days on Market12
Property Features for 416-418 Maine Ave
General Information
Standard status
Active
Size
1,708 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$2,545
Amenities
Garage: Four Car, Carport
Garage Spaces: 4
4
2.00
Four Car, Carport
Building Details
Year Built
1980
Tenancy
Multi
Listing Agency:
Homes of Idaho
(208) 899-5078
Listed By:
Kevin Rushton · License #SP30561
Source:
Clearwaterproperties
Added: Aug 1
Changed: Aug 11
Last Checked: Aug 11 at 5:42AM
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 Homes of Idaho
Investment Insights
Based on property information with market context.
This 1,708-square-foot duplex contains two residential units and was built in 1980. The property includes a four-car carport, established tenants, and professional management, providing an existing operating setup for a residential income property.
The home is located near shopping, a hospital, other medical services, parks, and the Nampa City Recreation Center, which includes a swimming pool. Lake Lowell and Deer Flat Wildlife Refuge are also a short distance away, with access to boating, swimming, fishing, hunting, and other outdoor activities.
The home is located near shopping, a hospital, other medical services, parks, and the Nampa City Recreation Center, which includes a swimming pool. Lake Lowell and Deer Flat Wildlife Refuge are also a short distance away, with access to boating, swimming, fishing, hunting, and other outdoor activities.
Key Highlights
- 1,708 SF duplex with two residential units
- Built in 1980
- Four‑car carport
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
$18,358
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
4.61%
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%
$367,160
$367.2K
Cap Rate 7%
$262,257
$262.3K
Cap Rate 9%
$203,978
$204.0K
Market Conditions
NOI Build-Up for 1,708 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
$27.7K $16.20/SF
− Vacancy
−$1.4K −$0.85/SF
EGI
$26.2K $15.35/SF
− OpEx
−$7.9K −$4.61/SF
NOI
$18.4K $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%
$367,160
Cap Rate 7%
$262,257
Cap Rate 9%
$203,978
Alternative Uses
Best Use
Multifamily LT 5
$262.3K
$229.5K – $306.0K
NOI $18,358 @ 7.0% cap · market cap 4.61%
Second Best
Apartment 5plus
$240.4K
$210.4K – $280.5K
NOI $16,831 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$432.1K
$378.1K – $504.1K
NOI $30,244 @ 7.0% cap · market cap 7.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
855
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-unit property with established tenants, professional management, and access to nearby shopping, medical services, and recreation.
Where is this duplex located?
The property is located at 416-418 Maine Ave Nampa, ID.
What is the asking price?
The asking price for this property is $398,500.
What are key features of this property?
This property features: 1,708 SF duplex with two residential units; Built in 1980; Four‑car carport
