Six-Unit Townhome Apartment
For Sale
$2,399,900
5003 E Woodward Ln., Nampa, ID 83687
Residential Income, Nampa, ID
Property Size8,070 SF
Price / SF$297.39
Days on Market51
Property Features for 5003 E Woodward Ln.
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
14
Bathrooms
18
Full bathrooms
18
Rooms
Bedroom 14, Bathroom 2, Bedroom 12, Bathroom 13, Bathroom 17, Bathroom 15, Bathroom 7, Bedroom 2, Bathroom 3, Bathroom 6, Bathroom 4, Bedroom 11, Bedroom 3, Bathroom 10, Bedroom 7, Bedroom 4, Bathroom 8, Bathroom 14, Bedroom 6, Bedroom 9, Bedroom 1, Bathroom 16, Bedroom 10, Bedroom 8, Bedroom 13, Bathroom 12, Bathroom 18, Bathroom 9, Bedroom 5, Bathroom 1, Bathroom 11, Bathroom 5
Parking
12
Parking features
Driveway
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (All Units)
Subdivision
Maple Leaf
Lot features
10000 S F - .49, Irrigation
Elementary school
Endeavor Nampa
Middle school
East Valley Mid
High school
Columbia
Elementary school district
Nampa School District #131
Middle school district
Nampa School District #131
High school district
Nampa School District #131
Directions
From I-84, take exit 38. South on Garrity, East on Stamm Ln, South on Acer Loop.
Standard status
Active
APN
Multiple
Size
8,070 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
See Docs - Exhibit A
Tax Annual Amount
13485
HOA Fee
$6,500 Annually
Legal Description
See Docs - Exhibit A
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Amenities
10' ceilings
open-concept living
granite countertops
upgraded lighting
shiplap and board & batten accents
stainless steel appliances
second-floor laundry
walk-in closets
en suite bathrooms
attached garages
private fenced yards
low-maintenance landscaping
Building Details
Year built
2024
Number of units
6
Building materials
HardiPlank Type
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Steven Lee · License #SP53867
(208) 412-3484
Added: Aug 3
Changed: Sep 12
Last Checked: Sep 22 at 3:06PM
MLS# 98996071
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 2024 apartment portfolio comprises six separately deeded townhomes totaling 8,070 square feet. The mix includes four two-bedroom, two-and-one-half-bath homes and two three-bedroom, two-and-one-half-bath homes. Interiors feature 10-foot ceilings, open living areas, granite counters, upgraded lighting, shiplap and board-and-batten details, stainless steel LG appliances, second-floor laundry, walk-in closets, and en suite bathrooms. Every home includes a refrigerator, washer, dryer, stove/range, and disposal. Attached one- or two-car garages, fenced private yards, and low-maintenance landscaping serve each residence.
The property is fully leased and professionally managed, with no rental restrictions identified. Located at 5003 E Woodward Ln. in Nampa, the portfolio offers access to I-84, Saint Alphonsus Medical Campus, and Meridian, which is approximately 10 minutes away. Natural-gas forced-air heat, central air, HardiPlank siding, and composition roofing complete the improvements.
The property is fully leased and professionally managed, with no rental restrictions identified. Located at 5003 E Woodward Ln. in Nampa, the portfolio offers access to I-84, Saint Alphonsus Medical Campus, and Meridian, which is approximately 10 minutes away. Natural-gas forced-air heat, central air, HardiPlank siding, and composition roofing complete the improvements.
Key Highlights
- Six separately deeded townhomes totaling 8,070 square feet
- Unit mix includes four 2 bed/2.5 bath homes and two 3 bed/2.5 bath homes
- Built in 2024 with 10‑foot ceilings, granite countertops, and stainless steel LG appliances
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
$79,525
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
3.31%
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%
$1,590,500
$1.6M
Cap Rate 7%
$1,136,071
$1.1M
Cap Rate 9%
$883,611
$883.6K
Market Conditions
NOI Build-Up for 8,070 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
$153.0K $18.96/SF
− Vacancy
−$8.4K −$1.04/SF
EGI
$144.6K $17.92/SF
− OpEx
−$65.1K −$8.06/SF
NOI
$79.5K $9.85/SF
Area
Nampa, ID
Vacancy
5.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
45.00%
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%
$1,590,500
Cap Rate 7%
$1,136,071
Cap Rate 9%
$883,611
Alternative Uses
Best Use
Apartment 5plus
$1.14M
$994.1K – $1.33M
NOI $79,525 @ 7.0% cap · market cap 3.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.04M
$1.79M – $2.38M
NOI $142,897 @ 7.0% cap · market cap 5.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
6
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
501
Businesses Nearby
Explore this area
Business Placement
Demographics for 83687, ID
37,254
Population
14,484
Households
2.6
Avg Household Size
33
Median Age
27%
College-Educated
91%
High-School Grad
49.4 sq mi
ZIP Area
754
Density / Sq Mi
$72,294
Median Household Income
$40,328
Median Earnings
$1,416
Median Rent
$369,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - Fully leased 2024 construction with varied floor plans, attached garages, private yards, and included in-unit appliances.
Where is this apartment building located?
The property is located at 5003 E Woodward Ln. Nampa, ID.
What is the asking price?
The asking price for this property is $2,399,900.
What are key features of this property?
This property features: Six separately deeded townhomes totaling 8,070 square feet; Unit mix includes four 2 bed/2.5 bath homes and two 3 bed/2.5 bath homes; Built in 2024 with 10‑foot ceilings, granite countertops, and stainless steel LG appliances
