Type G-1 · 396 sqft studio · Nampa, ID
The Sandpiper ADU in Nampa
A Sandpiper studio ADU in Nampa starts at $145k turnkey and estimates to $925–$1,200/mo in rent — about 6.2–10% gross yield on a $144k–$180k Standard build. Here's how the 396 sq ft Type G-1 plan fits Nampa lots, what it costs, and how fast it permits.
- Footprint
- 396 sqft
- From (Essential)
- $145k
- Est. Nampa rent
- $925–$1,200
- Gross yield
- 6.2–10%
Why the Sandpiper fits Nampa lots
The Sandpiper is one of our top picks for Nampa. If your Nampa lot has the room (and most do), the sandpiper bundles a 396 sq ft studio with a garage for around $145k. The garage rents or stores separately and meaningfully boosts what tenants will pay.
Three Nampa lot patterns: (1) older 60-75' wide grid lots in the downtown and near-downtown neighborhoods (Lakeview, Sunnyridge) with mature trees and alley access; (2) suburban 70-85' wide subdivision lots in newer Nampa developments around Northside Boulevard and Karcher Road; (3) rural-fringe lots near the Kuna and Caldwell borders on septic systems and irrigation easements. The first two convert cleanly to pre-approved plans; the third needs the lot check.
Detached vs. garage in Nampa: Detached wins on most Nampa lots — generous suburban side yards and rear yards accommodate the Kingfisher and Kestrel without lot-fit issues. Garage conversions show up in the older downtown neighborhoods where alley-loaded detached garages are common. The Goldfinch and Waxwing are popular Nampa picks because they hit attractive rental yields against Canyon County's lower build cost.
What does a Sandpiper cost to build in Nampa?
The Sandpiper starts at $145k turnkey at Essential finish. Most Nampa owners build at Standard finish — $144k–$180k. Nampa is the valley's best cap-rate story: build cost is close to the Boise baseline while land is materially cheaper, giving a roughly 1.5-point cap-rate edge over an equivalent Boise build.
| Finish Tier | Per sqft | 396 sqft in Nampa |
|---|---|---|
| Essential | $340/sqft | $121k – $151k |
| Standard | $405/sqft | $144k – $180k |
| Premium | $480/sqft | $171k – $213k |
Methodology: per-sqft rates match our cost calculator (Essential $340, Standard $405, Premium $480) with a 0.9–1.12 range factor for lot conditions. Build cost is roughly uniform across the Treasure Valley; what changes city-to-city is land, fees, the size cap, and the rent ceiling. See the full Nampa cost breakdown →
What rent and return does a Sandpiper earn in Nampa?
A studio ADU like the Sandpiper estimates to $925–$1,200/month in Nampa. Against a Standard-finish build of $144k–$180k, that's roughly 6.2–10% gross yield — about $12,750 a year in gross rent at the midpoint, before expenses and financing.
Monthly rent (est.)
$925–$1,200
studio · Nampa
Annual gross (mid)
$12,750
12 × midpoint rent
Gross yield
6.2–10%
rent ÷ Standard build
Rent is scaled from Nampa's sourced 1-bedroom median (Apartment List Nampa, 2026) by unit size — a disclosed estimate, not a measured comp for this exact plan. Gross yield ignores vacancy, expenses, and debt service. This is information, not financial advice; validate with a local property manager before you build.
Permits and timeline for a Sandpiper in Nampa
Nampa sits in Canyon County with its own permit office and a more investor-friendly rule set. Confirm the current city size cap for your zone before sizing up to a 2-bedroom.
Nampa allows accessory dwelling units under its development code, with rules that generally favor owner-occupants and standard residential zones. Canyon County applies different standards on parcels outside city limits, so the first thing we confirm on every project is which jurisdiction actually issues your permit.
The Sandpiper is part of the City of Boise's pre-approved plan set, so it comes as a complete, already-engineered set of construction documents. That gives you a running start on review in Nampa (Canyon County) — each city applies its own process, but a finished plan set clears review faster than a custom design.
The other 5 pre-approved plans in Nampa
Each pre-approved plan carries its own cost, rent, and lot fit in Nampa. Compare the full set for this city.
Type A · 280 sqft
Goldfinch in Nampa
The smallest pre-approved Boise ADU plan — a 280 sq ft studio that fits the tightest lots and the cleanest budgets.
$115k · est. $925–$1,200/mo →
Type B · 396 sqft
Waxwing in Nampa
A 396 sq ft studio with more breathing room — full living, kitchen, and bath in a thoughtfully laid-out single space.
$135k · est. $925–$1,200/mo →
Type C · 491 sqft
Kingfisher in Nampa
Boise's pre-approved 491 sq ft one-bedroom — separate bedroom, full kitchen, full living room, ready to permit.
$170k · est. $1,100–$1,400/mo →
Type D · 695 sqft
Kestrel in Nampa
The largest pre-approved Boise plan — a 695 sq ft two-bedroom that lives like a small house.
$245k · est. $1,400–$1,800/mo →
Type G-2 · 376 sqft
Osprey in Nampa
Sister plan to the Sandpiper — 376 sq ft studio with garage, a different layout, same pre-approved status.
$140k · est. $925–$1,200/mo →
The Sandpiper in nearby Treasure Valley cities
Same plan, different local rent, cost, and zoning. See how the Sandpiper pencils out a short drive away.
Sandpiper in Nampa — frequently asked
How much does a Sandpiper ADU cost in Nampa?
The Sandpiper (396 sq ft, Type G-1) starts around $145k turnkey at Essential finish in Nampa. Most Nampa owners build at Standard finish — roughly $144k to $180k. Per-square-foot build cost is close to the Boise baseline; nampa is the valley's best cap-rate story: build cost is close to the Boise baseline while land is materially cheaper, giving a roughly 1.5-point cap-rate edge over an equivalent Boise build.
What can you rent a Sandpiper for in Nampa?
A studio ADU like the Sandpiper in Nampa estimates to about $925–$1,200 per month, scaled from Nampa's sourced 1-bedroom rent (Apartment List Nampa, 2026). On a Standard-finish build that's roughly 6.2–10% gross yield. These are estimates, not a rent guarantee — confirm with a local property manager.
How long does it take to permit a Sandpiper in Nampa?
Nampa sits in Canyon County with its own permit office and a more investor-friendly rule set. Confirm the current city size cap for your zone before sizing up to a 2-bedroom. The Sandpiper is a complete City of Boise pre-approved plan set, so you start with finished, already-engineered construction documents — that shortens review in every Treasure Valley city versus a custom design, even though each city applies its own process.
Does the Sandpiper fit Nampa's ADU size limit?
Almost always. At 396 sq ft the Sandpiper is a compact footprint — Boise caps ADUs at 900 sq ft, and most Treasure Valley cities set their own limit (often a share of the primary home's floor area). The Sandpiper sits well under the typical cap, so in Nampa size is rarely the constraint — lot dimensions, setbacks, and access usually decide placement. We confirm Nampa's exact size rule for your parcel during the free lot check.
Nampa, Idaho · Type G-1
Build the Sandpiper in Nampa
Free 24-hour lot check covering plan fit, your Nampa zoning, cost, and the rent it could carry. Or call (208) 297-2036.