Mixed-Use Property with
For Sale
$885,000
8502 Track Road, Nampa, ID 83686
Rural Residential-zoned acreage combines commercial improvements, an operating kennel layout, and an on-site residence.
Property Size3,000 SF
Lot Size3.30 Acres
Price / SF$295
Days on Market178
Property Features for 8502 Track Road
General Information
Standard status
Active
Size
3,000 SF
Lot size
3.30 Acres
Property subtype
Commercial
Zoning
Rural Residential
Additional Details
Utilities to Site
Yes
Power
400 amps
Amenities
Concrete
Yes
Square Feet
Full
1 - 4.99 Acres
Well
Overhead Doors
3.3
Trailer Parking
3000
Building Details
Building Size
3,000 SF
Listing Agency:
Coldwell Banker Tomlinson Associates
(208) 850-6806
Listed By:
Dmitriy Kazimir
(208) 850-6806
Source:
Homesofidaho
Added: Mar 6
Changed: Aug 30
Last Checked: Aug 30 at 5:40PM
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 Coldwell Banker Tomlinson Associates
Investment Insights
Based on property information with market context.
This mixed-use property spans 3.3 acres and includes a 3,000-square-foot multi-use building with three separately configured divisions. The structure has R-36 wall insulation, R-39 ceiling insulation, individual heating and cooling systems, 400-amp electrical service, and overhead doors. One division is arranged as a licensed kennel with eight indoor/outdoor large kennels, extensive runs, a wash-drain trough, guillotine doors, and two dog play areas. A hardwood cabinet shop and a 720-square-foot residence with an office, kitchen, family room, and bedroom are also included.
The property is served by a private well producing 75 gpm, septic, and power. Additional improvements include a riding arena, round pen, pasture, greenhouse, chicken coop, loafing shed, berry patch, fruit trees, and trailer parking. Zoning is Rural Residential, and the 3.3-acre parcel is permitted for two residential homes under one owner. The property is located at 8502 Track Road in Nampa, Idaho.
The property is served by a private well producing 75 gpm, septic, and power. Additional improvements include a riding arena, round pen, pasture, greenhouse, chicken coop, loafing shed, berry patch, fruit trees, and trailer parking. Zoning is Rural Residential, and the 3.3-acre parcel is permitted for two residential homes under one owner. The property is located at 8502 Track Road in Nampa, Idaho.
Key Highlights
- 3.3‑acre Rural Residential‑zoned property at 8502 Track Road, Nampa, ID 83686
- 3,000 SF multi‑use building with three self‑contained divisions
- Licensed kennel layout with 8 indoor/outdoor large kennels, runs, wash‑drain trough, and 2 play areas
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
$37,260
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
4.21%
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%
$745,200
$745.2K
Cap Rate 7%
$532,286
$532.3K
Cap Rate 9%
$414,000
$414.0K
Market Conditions
NOI Build-Up for 3,000 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
$64.8K $21.60/SF
− Vacancy
−$5.2K −$1.73/SF
EGI
$59.6K $19.87/SF
− OpEx
−$22.4K −$7.45/SF
NOI
$37.3K $12.42/SF
Area
Nampa, ID
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$745,200
Cap Rate 7%
$532,286
Cap Rate 9%
$414,000
Alternative Uses
Best Use
Mixed Use
$532.3K
$465.8K – $621.0K
NOI $37,260 @ 7.0% cap · market cap 4.21%
Second Best
Industrial
$368.3K
$322.3K – $429.7K
NOI $25,780 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$758.9K
$664.0K – $885.4K
NOI $53,122 @ 7.0% cap · market cap 6.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
10
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 Industrial 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?
Mixed-use property - Rural Residential-zoned acreage combines commercial improvements, an operating kennel layout, and an on-site residence.
Where is this mixed-use property located?
The property is located at 8502 Track Road Nampa, ID.
What is the asking price?
The asking price for this property is $885,000.
What are key features of this property?
This property features: 3.3‑acre Rural Residential‑zoned property at 8502 Track Road, Nampa, ID 83686; 3,000 SF multi‑use building with three self‑contained divisions; Licensed kennel layout with 8 indoor/outdoor large kennels, runs, wash‑drain trough, and 2 play areas
