Duplex with Separate Guest
New
For Sale
$385,000
709 9th St S, Nampa, ID 83651
The secondary residence has its own address and utility meters.
Property Size2,173 SF
Price / SF$177.17
Days on Market5
Property Features for 709 9th St S
General Information
Standard status
Active
Size
2,173 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
Diamond in the Rough
Additional Details
Utilities to Site
Yes
Building Details
Year Built
1933
Listing Agency:
Sweet Group Realty
Listed By:
Gina Ferrari-carosella
(208) 703-8900
Source:
Noplacelikeidaho
Added: Sep 18
Last Checked: Sep 21 at 9:35AM
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 Sweet Group Realty
Investment Insights
Based on property information with market context.
Built in 1933, this duplex includes a primary single-family residence and an attached guest house with separate utility meters and its own address. The configuration supports distinct residential spaces within one property and includes a basement that may be finished for additional usable area.
The property is located at 709 9th St S in Nampa, Idaho, on a lot measuring over one-quarter acre. A tenant currently occupies a portion of the rear lot and has expressed interest in remaining. The combination of separate utility service, an independently addressed guest house, and existing rear-lot tenancy provides a practical foundation for an owner-user or residential income property.
The property is located at 709 9th St S in Nampa, Idaho, on a lot measuring over one-quarter acre. A tenant currently occupies a portion of the rear lot and has expressed interest in remaining. The combination of separate utility service, an independently addressed guest house, and existing rear-lot tenancy provides a practical foundation for an owner-user or residential income property.
Key Highlights
- Attached guest house has its own address
- Separate utility meters for the guest house
- Built in 1933
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
$23,356
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
6.07%
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%
$467,120
$467.1K
Cap Rate 7%
$333,657
$333.7K
Cap Rate 9%
$259,511
$259.5K
Market Conditions
NOI Build-Up for 2,173 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
$35.2K $16.20/SF
− Vacancy
−$1.8K −$0.85/SF
EGI
$33.4K $15.35/SF
− OpEx
−$10.0K −$4.61/SF
NOI
$23.4K $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%
$467,120
Cap Rate 7%
$333,657
Cap Rate 9%
$259,511
Alternative Uses
Best Use
Multifamily LT 5
$333.7K
$292.0K – $389.3K
NOI $23,356 @ 7.0% cap · market cap 6.07%
Second Best
Apartment 5plus
$305.9K
$267.7K – $356.9K
NOI $21,414 @ 7.0% cap · market cap 5.56%
Theoretical Best
Office A
$549.7K
$481.0K – $641.3K
NOI $38,478 @ 7.0% cap · market cap 9.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,216
Businesses Nearby
Explore this area
Business Placement
Demographics for 83651, ID
34,509
Population
14,031
Households
2.5
Avg Household Size
35
Median Age
22%
College-Educated
86%
High-School Grad
15.9 sq mi
ZIP Area
2,170
Density / Sq Mi
$66,895
Median Household Income
$34,770
Median Earnings
$1,334
Median Rent
$312,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - The secondary residence has its own address and utility meters.
Where is this duplex located?
The property is located at 709 9th St S Nampa, ID.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: Attached guest house has its own address; Separate utility meters for the guest house; Built in 1933
