New Construction Flex
For Sale
$1,400,000
80 N Happy Valley Rd, Nampa, ID 83687
Commercial Sale, Nampa, ID
Property Size5,054 SF
Lot Size0.65 Acres
Price / SF$277.01
Days on Market171
Property Features for 80 N Happy Valley Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Parking
11
Accessibility
Accessible Approach with Ramp
Lot features
1/2 - .99 Acre
Standard status
Active
APN
21631000 0
Size
5,054 SF
Lot size
0.65 Acres
Taxes and HOA fees
Tax Description
Exhibit A
Legal Description
Exhibit A
Utilities
Utilities
Propane
Sewer type
Septic Tank
Heating system
Natural Gas
Building Details
Year built
2026
Floors in Building
1
Number of units
2
Flooring type
Concrete
Building materials
Steel Siding
Roof type
Metal
Listing Agency:
Keller Williams Realty Boise
(208) 672-9000
Listed By:
Van States · License #AB24555
(208) 867-6645
Added: Mar 26
Changed: Sep 12
Last Checked: Sep 12 at 3:06PM
MLS# 98979526
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 5,054-square-foot flex space is under construction and combines warehouse area with two separate 544-square-foot offices and two restrooms. The steel-frame building includes concrete flooring, a metal roof, and 3-phase power. A dividing wall within the warehouse can be removed to create a more open configuration or retained to separate the space.
The warehouse includes drive-through doors measuring 14 feet high by 12 feet wide, supporting equipment and delivery access. The property occupies 0.65 acres at 80 N Happy Valley Rd in Nampa, with access to I-84. Water service is provided by the city, and the property uses a septic tank.
The warehouse includes drive-through doors measuring 14 feet high by 12 feet wide, supporting equipment and delivery access. The property occupies 0.65 acres at 80 N Happy Valley Rd in Nampa, with access to I-84. Water service is provided by the city, and the property uses a septic tank.
Key Highlights
- 5,054‑square‑foot flex space on a 0.65‑acre lot
- Two 544 SF office spaces and 2 restrooms
- 14' tall by 12' wide warehouse drive‑through doors
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
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Open Analytics
Current Use
Lease Details
2
Office units
Yes
Highway access
Yes
Utilities to site
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Flexible industrial layout combines warehouse capacity with dedicated office areas and drive-through loading access.
Where is this flex space located?
The property is located at 80 N 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: 5,054‑square‑foot flex space on a 0.65‑acre lot; Two 544 SF office spaces and 2 restrooms; 14' tall by 12' wide warehouse drive‑through doors
