Light Industrial Flex
For Sale
$1,400,000
Pending
80 Happy Valley Rd, Nampa, ID 83687
New light industrial building with drive-through warehouse doors and two small office suites.
Property Size5,054 SF
Lot Size0.65 Acres
Days on Market52
Property Features for 80 Happy Valley Rd
General Information
Standard status
Pending
Size
5,054 SF
Lot size
0.65 Acres
Property subtype
Commercial
Additional Details
Highway Access
Yes
Heavy Power
Yes
Amenities
Garage: 11 - 20 Spaces, Trailer Parking
11 - 20 Spaces, Trailer Parking
Building Details
Year Built
2026
Listing Agency:
Keller Williams Realty Boise
(208) 391-5331
Listed By:
Van States · License #AB24555
Source:
Clearwaterproperties
Added: Jul 4
Changed: Aug 24
Last Checked: Aug 24 at 7:00AM
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 Keller Williams Realty Boise
Investment Insights
Based on property information with market context.
Brand new light industrial flex building on a 0.65-acre lot, featuring warehouse space plus two 544 SF office spaces. The offices include two restrooms total. The warehouse is served by drive-through doors, with 14' tall and 12' wide openings designed to support easier deliveries.
A non-structural dividing wall separates portions of the warehouse and can be removed if the owner wants to open up the layout or left in place for separate use. The building is steel-framed with 3-phase power and a gas-heated warehouse. Utilities provided include city water and septic. Completion is expected mid-July 2026, and the property is described as having easy access to I-84.
Additional details such as exact unit boundaries beyond the two office suites are not provided.
A non-structural dividing wall separates portions of the warehouse and can be removed if the owner wants to open up the layout or left in place for separate use. The building is steel-framed with 3-phase power and a gas-heated warehouse. Utilities provided include city water and septic. Completion is expected mid-July 2026, and the property is described as having easy access to I-84.
Additional details such as exact unit boundaries beyond the two office suites are not provided.
Key Highlights
- Brand‑new light industrial building in Nampa on a 0.65‑acre lot with easy access to I‑84
- Warehouse includes 14' tall, 12' wide drive‑through doors designed for deliveries
- Two 544 SF office suites, each with 2 restrooms
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
$52,736
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
3.77%
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%
$1,054,720
$1.1M
Cap Rate 7%
$753,371
$753.4K
Cap Rate 9%
$585,956
$586.0K
Market Conditions
NOI Build-Up for 5,054 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
$66.7K $13.20/SF
− Vacancy
−$4.7K −$0.92/SF
EGI
$62.0K $12.28/SF
− OpEx
−$9.3K −$1.84/SF
NOI
$52.7K $10.43/SF
Area
Nampa, ID
Vacancy
7.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
15.00%
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%
$1,054,720
Cap Rate 7%
$753,371
Cap Rate 9%
$585,956
Alternative Uses
Best Use
Warehouse
$753.4K
$659.2K – $878.9K
NOI $52,736 @ 7.0% cap · market cap 3.77%
Second Best
Flex RnD
$721.4K
$631.2K – $841.7K
NOI $50,499 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,492 @ 7.0% cap · market cap 6.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Heavy power
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
109
Businesses Nearby
Under-served
Demand for This Use
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
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - New light industrial building with drive-through warehouse doors and two small office suites.
Where is this flex space located?
The property is located at 80 Happy Valley Rd Nampa, ID.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Brand‑new light industrial building in Nampa on a 0.65‑acre lot with easy access to I‑84; Warehouse includes 14' tall, 12' wide drive‑through doors designed for deliveries; Two 544 SF office suites, each with 2 restrooms
