3-Unit Triplex with Attached
New
For Sale
$539,000
532 S Powerline Rd, Nampa, ID 83686
Residential Income, Nampa, ID
Property Size2,702 SF
Price / SF$199.48
Days on Market2
Property Features for 532 S Powerline Rd
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
5
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 1, Bathroom 2, Bedroom 5, Bathroom 4, Bathroom 3, Bedroom 4, Bathroom 5, Bedroom 2, Bedroom 3, Bathroom 1
Parking
5
Parking features
Driveway
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units), Washer/Dryer (Some Units)
Subdivision
0 Not Applic.
Lot features
10000 S F - .49
Elementary school
Sherman
Middle school
South Middle Nampa
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 Amity and Powerline, N on Powerline to property
Standard status
Active
APN
R3186101200
Size
2,702 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
26-3N2W SW TX 02024 IN SW
Tax Annual Amount
4238
Legal Description
26-3N2W SW TX 02024 IN SW
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
2002
Number of units
3
Building materials
Frame, Stucco
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Christopher Carpenter · License #SP33280
(208) 284-8758
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 21 at 2:06PM
MLS# 98998091
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.
Built in 2002, this 2,702-square-foot triplex contains three separate residences. Two units offer two-bedroom, two-bath layouts with primary suites, walk-in closet areas, utility rooms, refrigerators, washer and dryer access, attached one-car garages, and individual backyard spaces. The remaining residence has a studio-style one-bedroom, one-bath configuration with its own attached one-car garage.
One two-bedroom unit and the one-bedroom unit are tenant occupied, with a lease agreement in place for the two-bedroom residence. The property sits away from the main road among mature trees, creating a more private setting. Frame and stucco construction, composition roofing, natural gas forced-air heating, and central air conditioning serve the property. Appliances include stoves/ranges and disposals in all units, with refrigerators throughout.
One two-bedroom unit and the one-bedroom unit are tenant occupied, with a lease agreement in place for the two-bedroom residence. The property sits away from the main road among mature trees, creating a more private setting. Frame and stucco construction, composition roofing, natural gas forced-air heating, and central air conditioning serve the property. Appliances include stoves/ranges and disposals in all units, with refrigerators throughout.
Key Highlights
- 3 separate units totaling 2702 Square Feet
- Two units with 2 beds & 2 baths
- Studio‑style 1‑bed, 1‑bath 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
$29,041
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
5.39%
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%
$580,820
$580.8K
Cap Rate 7%
$414,871
$414.9K
Cap Rate 9%
$322,678
$322.7K
Market Conditions
NOI Build-Up for 2,702 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
$43.8K $16.20/SF
− Vacancy
−$2.3K −$0.85/SF
EGI
$41.5K $15.35/SF
− OpEx
−$12.4K −$4.61/SF
NOI
$29.0K $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%
$580,820
Cap Rate 7%
$414,871
Cap Rate 9%
$322,678
Alternative Uses
Best Use
Multifamily LT 5
$414.9K
$363.0K – $484.0K
NOI $29,041 @ 7.0% cap · market cap 5.39%
Second Best
Apartment 5plus
$380.4K
$332.8K – $443.8K
NOI $26,627 @ 7.0% cap · market cap 4.94%
Theoretical Best
Office A
$683.5K
$598.1K – $797.4K
NOI $47,845 @ 7.0% cap · market cap 8.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
219
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?
Triplex - Three-unit residential property with varied layouts, tenant occupancy, private outdoor areas, and attached garages.
Where is this triplex located?
The property is located at 532 S Powerline Rd Nampa, ID.
What is the asking price?
The asking price for this property is $539,000.
What are key features of this property?
This property features: 3 separate units totaling 2702 Square Feet; Two units with 2 beds & 2 baths; Studio‑style 1‑bed, 1‑bath unit
