Single-Level Income
For Sale
$415,000
546 S Bangor Way, Nampa, ID 83687
Residential Income, Nampa, ID
Property Size2,007 SF
Lot Size0.17 Acres
Price / SF$206.78
Days on Market96
Property Features for 546 S Bangor Way
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Single Family Residential
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
Parking
2
Parking features
Driveway
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units)
Subdivision
aberdeen springs
Lot features
Standard Lot 6000-9999 S F, Sidewalks
Elementary school
Parkridge
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 Garrity Blvd, L on E Flamingo Ave, R on N Happy Valley Rd, R on Mihan Ln, R on Queens, L on Bangor Way
Standard status
Active
APN
R3179913800
Size
2,007 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
25-3N-2W SW Aberdeen Springs LT 12 BLK 3
Tax Annual Amount
2759
HOA Fee
$400 Annually
Legal Description
25-3N-2W SW Aberdeen Springs LT 12 BLK 3
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
2022
Number of units
1
Building materials
Stone, Vinyl Siding
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Stanley Tonkin · License #AB30809
(208) 860-4771
Added: Jun 1
Changed: Sep 1
Last Checked: Sep 4 at 6:06PM
MLS# 98988590
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 single-level income property is offered for sale with a lease in place through April 30, 2027. The layout features four bedrooms and two bathrooms, along with a two-car garage. Inside, a wide open living room connects to the dining and kitchen area, including an island breakfast bar. The unit includes all appliances, with a refrigerator noted as part of the offering. The primary suite includes a large bathroom with a tub and a walk-in shower. At the rear, the windows overlook the patio and a sizable backyard that adjoins acreage of mature trees.
The property is located at 546 S Bangor Way in Nampa, Idaho. Because the home is tenant-occupied, there is no For Sale sign present. Prospective buyers can show the exterior by driving by and walking on the sidewalk, with interior showings scheduled after an offer is accepted.
For investors or buyers seeking an already-leased residential income asset, this property provides an in-place occupancy timeline through April 30, 2027. The interior photos were provided by property management and were taken in 2023 when the home was new and vacant, offering a reference point for the condition at that time.
The property is located at 546 S Bangor Way in Nampa, Idaho. Because the home is tenant-occupied, there is no For Sale sign present. Prospective buyers can show the exterior by driving by and walking on the sidewalk, with interior showings scheduled after an offer is accepted.
For investors or buyers seeking an already-leased residential income asset, this property provides an in-place occupancy timeline through April 30, 2027. The interior photos were provided by property management and were taken in 2023 when the home was new and vacant, offering a reference point for the condition at that time.
Key Highlights
- Single‑level 4‑bedroom, 2‑bath income property built in 2022
- Lease in place through April 30, 2027
- 2‑car garage plus driveway parking
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
$19,778
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
4.77%
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%
$395,560
$395.6K
Cap Rate 7%
$282,543
$282.5K
Cap Rate 9%
$219,756
$219.8K
Market Conditions
NOI Build-Up for 2,007 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
$38.1K $18.96/SF
− Vacancy
−$2.1K −$1.04/SF
EGI
$36.0K $17.92/SF
− OpEx
−$16.2K −$8.06/SF
NOI
$19.8K $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%
$395,560
Cap Rate 7%
$282,543
Cap Rate 9%
$219,756
Alternative Uses
Best Use
Apartment 5plus
$282.5K
$247.2K – $329.6K
NOI $19,778 @ 7.0% cap · market cap 4.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$507.7K
$444.2K – $592.3K
NOI $35,538 @ 7.0% cap · market cap 8.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
103
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Lease-in-place income property with four bedrooms, two bathrooms, and a two-car garage through April 30, 2027.
Where is this single family property located?
The property is located at 546 S Bangor Way Nampa, ID.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Single‑level 4‑bedroom, 2‑bath income property built in 2022; Lease in place through April 30, 2027; 2‑car garage plus driveway parking
