1401 W Flamingo #80 · Nampa, ID
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $584 – $1,086
Heat risk 5/10 · Moderate
- Hot days now (above 99°F)
- 7 days/yr
- Hot days in 30 yrs
- 18 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 8/10 · Major
- Unhealthy air days now
- 12 days/yr
- Unhealthy air days in 30 yrs
- 19 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B+ grade
The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).
- Cash flow +30.0/30.0
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +4.2/10.0
- Rent growth +4.1/5.0
- Condition / age +4.0/5.0
- Livability +3.6/5.0
- Appreciation +2.5/10.0
- Manufactured-home adj. -6.7
$66,499
1401 W Flamingo #80 · Nampa, ID 83651
2 bd · 2.0 ba · 924 sqft · Manufactured
· 235 Days on market
Manufactured home
Built 1978
$72/sqft
· 22% below area
Est $85k · 22% under
↓ 11% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Charming & Move-In Ready Mobile Home - Affordable Living in a Great Location! Welcome to this well-maintained mobile home offering comfort, convenience, and incredible value. Featuring spacious living areas, bright natural light, and a thoughtful floor plan, this home is perfect for anyone looking for affordable homeownership without compromising quality. Step inside to find a cozy living room, a functional kitchen with ample cabinet space, and comfortable bedrooms designed for privacy and relaxation. The home also includes updated flooring, fresh paint, and modern touches throughout. Outside, enjoy your private yard space, ideal for gardening, relaxing, or hosting gatherings.
Key facts
- Functional kitchen
- Fresh paint
- Private yard space
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath manufactured listed at $66k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $401 ($5k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $66k).
- Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
- Cap rate 13.5% vs local median 3.0% in Nampa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
Location & tenants
- Location reads 72/100 on livability (#47 in ID) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: employment C-, amenities F, commute F.
- Vallivue School District (rural): math 34% / reading 56% proficiency, ranked #48 of 92 in ID (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: East Canyon Elementary School (math 34% / reading 44%, grade F, #247 of 357 statewide, top 70%, 692 students, 33% FRL); Sage Valley Middle School (math 27% / reading 55%, grade F, #68 of 109 statewide, top 62%, 810 students, 28% FRL); Ridgevue High School (math 27% / reading 67%, grade D-, #55 of 169 statewide, top 34%, 1,578 students, 31% FRL) — zoned schools average 31% FRL vs 52% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
- Market conditions: Rents rising fast (+6.4%/yr); 576 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $460 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
- Canyon County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
- At projected returns (-3.0% appreciation + 6.4% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.
Negotiation context
- It's been on market 235 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$58,519
(12.0% below list)
Questions for the listing agent
- It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
- What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
- What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
- How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.
Investment metrics
- 1% rule
- 1.64% ✓
- Cap rate
- 13.52%
- Cash-on-cash
- 25.82%
- DSCR
- 2.15
- GRM
- 5.1
CMA / ARV
- ARV (median comp)
- $85,000
- List price
- $66,499
- Delta
- -21.77%
- Verdict
- UNDERPRICED
- Comps
- 11 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1410 W Flamingo Ave Trlr 7 #7 | 0.17mi | 3/2.0 (+1) | 924 (0%) | 6mo | $72,000 | $78 | 82 |
| 1401 N Midland Blvd #17 | 0.21mi | 2/2.0 | 924 (0%) | 13mo | $110,000 | $119 | 79 |
| 1715 W Flamingo Ave Trlr 89 | 0.26mi | 2/1.0 | 888 (-4%) | 0mo | $66,500 | $75 | 77 |
| 1715 W Flamingo Ave Trlr 91 | 0.26mi | 2/2.0 | 938 (+2%) | 10mo | $115,000 | $123 | 77 |
| 1410 Flamingo #57 | 0.17mi | 2/2.0 | 938 (+2%) | 18mo | $69,900 | $75 | 74 |
| 1715 W Flamingo Ave Trlr 27a Unit 27A | 0.26mi | 2/2.0 | 960 (+4%) | 14mo | $77,500 | $81 | 70 |
| 1401 N Midland Trlr 9 | 0.21mi | 3/2.0 (+1) | 1,008 (+9%) | 3mo | $99,900 | $99 | 68 |
| 1715 W Flamingo Ave #67 | 0.26mi | 2/2.0 | 980 (+6%) | 17mo | $89,999 | $92 | 63 |
| 1715 W Flamingo Ave Trlr 3 Trlr 3 | 0.26mi | 2/1.0 | 1,040 (+13%) | 2mo | $29,900 | $29 | 61 |
| 1715 W Flamingo Ave #70 | 0.26mi | 2/1.5 | 840 (-9%) | 18mo | $87,800 | $105 | 56 |
| 1715 W Flamingo Ave Trlr13 Ave | 0.26mi | 2/1.0 | 840 (-9%) | 17mo | $88,500 | $105 | 55 |
| 571 Caldwell Blvd Trlr 36 Blvd | 0.48mi | 3/2.0 (+1) | 1,008 (+9%) | 17mo | $89,990 | $89 | 44 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 6.41% rent growth · sell at horizon
5-year hold
- IRR
- 23.3%
- Equity multiple
- 2.00×
- Total profit
- $18,616
- Equity at exit
- $9,915
10-year hold
- IRR
- 33.3%
- Equity multiple
- 4.55×
- Total profit
- $66,133
- Equity at exit
- $5,750
Cash invested: $18,620 (down + closing). Projections, not guarantees.
Landlord ↔ Tenant lean methodology
- Overall (STATE)
- 91 Strongly Landlord-Friendly
- State Idaho
- 91 Strongly Landlord-Friendly · R+18
- County
- — inherits STATE
- City
- — inherits STATE
3-day pay-or-quit; preempted; minimal tenant protections.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 14 active · 6 under contract
- Months of supply
- 12.0 mo (8%/mo absorbed)
- Median asking
- $70,950 ($74/sqft)
- Median days on market
- 115 d
- This list price
- 29% of active listings are priced below it
- ARV vs active asking
- +23.6% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 83651
- Home prices YoY
- -28.3%
- Rents YoY
- 6.4%
- Active inventory
- 576
- Price-to-rent
- 5.1×
Monthly cashflow live
↻
- Estimated rent
- $1,089 high interval (Pro) →
- Mortgage (P&I)
- −$349
- Tax est. 1.5%
- −$83 /mo · $997/yr
- Insurance
- −$28
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$229
- Net cashflow
- $401
Break-even live
Break-even rent
$582
Max offer price
$66,499
Occupancy floor
58%
Sensitivity live
| Price | -10% $447 | -5% $424 | +0% $401 | +5% $378 | +10% $355 |
|---|---|---|---|---|---|
| Rent | -10% $315 | -5% $358 | +0% $401 | +5% $444 | +10% $487 |
| Rate | -1.0pp $434 | -0.5pp $417 | base $401 | +0.5pp $383 | +1.0pp $366 |
UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt
Financing live
Cash to close
- Down payment
- $16,625
- Closing costs
- $1,995
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1435 W Bonneville Cir Unit 1470-103 Nampa, ID | 2.0 | 1.5 | 970 | $1,350 | $1.39 | 98d | 1 | 0.12mi |
| 1490 W Bonneville Cir Nampa, ID | 2.0 | 2.0 | 970 | $1,350 | $1.39 | 6d | 1 | 0.12mi |
| 1013 W Willow Ave Nampa, ID | 3.0 | 1.0 | 900 | $1,500 | $1.67 | 110d | 1 | 0.25mi |
| 1011 W Willow Ave Nampa, ID | 1.0 | 1.0 | 650 | $1,100 | $1.69 | 98d | 1 | 0.25mi |
| 1805 W Bella Ln Nampa, ID | 2.0 | 2.0 | 965 | $1,395 | $1.45 | 117d | 1 | 0.29mi |
| 1825 W Bella Ln Nampa, ID | 2.0 | 2.0 | 880 | $1,395 | $1.59 | 119d | 1 | 0.29mi |
| 1275 Caldwell Blvd Nampa, ID | 1.0–3.0 | 1.0–2.0 | 921 | $1,668 | $1.81 | 7d | 1 | 0.31mi |
| 1860 W Bella Ln Nampa, ID | 2.0 | 2.0 | 880 | $1,395 | $1.59 | 110d | 1 | 0.32mi |
| 1865 W Bella Ln Nampa, ID | 2.0 | 2.0 | 965 | $1,395 | $1.45 | 63d | 1 | 0.32mi |
| 1865 W Bella Ln Nampa, ID | 2.0 | 2.0 | 880 | $1,395 | $1.59 | 119d | 1 | 0.32mi |
| 1925 W Bella Ln Nampa, ID | 2.0 | 2.0 | 965 | $1,395 | $1.45 | 119d | 1 | 0.35mi |
| 1920 W Bella Ln Nampa, ID | 2.0 | 2.0 | 880 | $1,395 | $1.59 | 119d | 1 | 0.36mi |
| 816 N Midland Blvd Unit GA01 Nampa, ID | 3.0 | 1.0 | 624 | $1,400 | $2.24 | 63d | 1 | 0.49mi |
| 16060 N Merchant Way Nampa, ID | 2.0 | 2.0 | 960 | $1,575 | $1.64 | 5d | 1 | 0.75mi |
| 428 W Orchard Ave Unit 1 Nampa, ID | 2.0 | 2.5 | 1064 | $1,650 | $1.55 | 88d | 1 | 0.79mi |
| 11183 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 7d | 1 | 0.79mi |
| 11179 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 7d | 1 | 0.79mi |
| 11175 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,425 | $1.58 | 7d | 1 | 0.80mi |
| 11199 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 119d | 1 | 0.81mi |
| 424 W Orchard Ave Unit 2 Nampa, ID | 2.0 | 2.5 | 1064 | $1,450 | $1.36 | 7d | 1 | 0.81mi |
| 11188 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 119d | 1 | 0.82mi |
| 11168 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 7d | 1 | 0.82mi |
| 11004 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,425 | $1.58 | 7d | 1 | 0.83mi |
| 11010 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 62d | 1 | 0.83mi |
| 11164 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 7d | 1 | 0.84mi |
| 9848 W Sand Hill Dr Nampa, ID | 1.0–3.0 | 1.0–2.0 | 1008 | $1,488 | $1.48 | 7d | 1 | 0.84mi |
| 11160 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 119d | 1 | 0.84mi |
| 11163 W Brassy Cove Loop Unit 202 Nampa, ID | 2.0 | 2.0 | 900 | $1,425 | $1.58 | 2d | 1 | 0.85mi |
| 11163 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,425 | $1.58 | 7d | 1 | 0.85mi |
| 151 N Midland Blvd Unit 101 Nampa, ID | 2.0 | 2.0 | 930 | $1,325 | $1.42 | 110d | 1 | 0.85mi |
| 151 N Midland Blvd Unit 103 Nampa, ID | 2.0 | 2.0 | 930 | $1,325 | $1.42 | 119d | 1 | 0.85mi |
| 11028 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 77d | 1 | 0.86mi |
| 11159 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 119d | 1 | 0.86mi |
| 11156 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 78d | 1 | 0.87mi |
| 11155 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,425 | $1.58 | 6d | 1 | 0.88mi |
| 11034 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 114d | 1 | 0.88mi |
| 141 Midland Blvd Unit 101 Nampa, ID | 2.0 | 2.0 | 930 | $1,325 | $1.42 | 88d | 1 | 0.88mi |
| 15550 N Kodee Way Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 110d | 1 | 0.88mi |
| 11039 W Brassy Cove Loop Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 106d | 1 | 0.88mi |
| 15560 N Kodee Way Nampa, ID | 2.0 | 2.0 | 900 | $1,395 | $1.55 | 88d | 1 | 0.89mi |
Property features AI
Exterior
- Utilities
- City water serviceSewer connected
- Home design
- Mobile/manufactured home (rented lot)
- Construction
- Built in 1978Metal sidingMetal roofCrawl space foundation
- Exterior features
- Wire fencingStorage shed
Interior
- Kitchen
- Kitchen on the main level
- Bedrooms
- 2 bedrooms (both on the main level)
- Bathrooms
- 2 bathrooms
- Heating & cooling
- Forced air natural gas heatingCentral air conditioning
- Interior features
- Bath in master bedroom
- Laundry & utility
- Electric water heater
Listing history 50 events
-
2026-08-06days on market $66,499 Active 235 DOM
-
2026-08-05days on market $66,499 Active 234 DOM
-
2026-08-04days on market $66,499 Active 233 DOM
-
2026-08-03days on market $66,499 Active 232 DOM
-
2026-08-01days on market $66,499 Active 229 DOM
-
2026-07-30days on market $66,499 Active 228 DOM
-
2026-07-30days on market $66,499 Active 227 DOM
-
2026-07-28days on market $66,499 Active 226 DOM
-
2026-07-26days on market $66,499 Active 224 DOM
-
2026-07-25days on market $66,499 Active 223 DOM
-
2026-07-24days on market $66,499 Active 222 DOM
-
2026-07-23days on market $66,499 Active 221 DOM
-
2026-07-22days on market $66,499 Active 220 DOM
-
2026-07-21days on market $66,499 Active 219 DOM
-
2026-07-19days on market $66,499 Active 216 DOM
-
2026-07-18days on market $66,499 Active 215 DOM
-
2026-07-16days on market $66,499 Active 214 DOM
-
2026-07-15days on market $66,499 Active 213 DOM
-
2026-07-14days on market $66,499 Active 212 DOM
-
2026-07-13days on market $66,499 Active 211 DOM
-
2026-07-12days on market $66,499 Active 210 DOM
-
2026-07-11days on market $66,499 Active 209 DOM
-
2026-07-10days on market $66,499 Active 208 DOM
-
2026-07-09days on market $66,499 Active 207 DOM
-
2026-07-07days on market $66,499 Active 205 DOM
-
2026-07-06days on market $66,499 Active 204 DOM
-
2026-07-05days on market $66,499 Active 203 DOM
-
2026-07-03days on market $66,499 Active 201 DOM
-
2026-07-02days on market $66,499 Active 200 DOM
-
2026-07-01days on market $66,499 Active 199 DOM
-
2026-06-30days on market $66,499 Active 198 DOM
-
2026-06-29days on market $66,499 Active 197 DOM
-
2026-06-28days on market $66,499 Active 196 DOM
-
2026-06-28days on market $66,499 Active 195 DOM
-
2026-06-27days on market $66,499 Active 194 DOM
-
2026-06-25days on market $66,499 Active 192 DOM
-
2026-06-23days on market $66,499 Active 190 DOM
-
2026-06-21days on market $66,499 Active 189 DOM
-
2026-06-18days on market $66,499 Active 186 DOM
-
2026-06-17days on market $66,499 Active 185 DOM
-
2026-06-16days on market $66,499 Active 184 DOM
-
2026-06-15days on market $66,499 Active 183 DOM
-
2026-06-13days on market $66,499 Active 181 DOM
-
2026-06-13pricedays on market $66,499 Active 180 DOM
-
2026-06-10days on market $67,990 Active 178 DOM
-
2026-06-09days on market $67,990 Active 177 DOM
-
2026-06-08days on market $67,990 Active 176 DOM
-
2026-06-07days on market $67,990 Active 175 DOM
-
2026-06-03days on market $67,990 Active 171 DOM
-
2026-06-03days on market $67,990 Active 170 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 5/10 Major 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
- Wind 1/10 Low
- Air quality 8/10 Severe 12 unhealthy d/yr today · 19 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $13,065
- − Mortgage interest
- −$3,725
- − Property taxes
- −$997
- − Insurance
- −$332
- − Repairs & maintenance
- −$1,045
- − Management
- −$1,045
- − Depreciation
- −$1,935
- Taxable income
- $3,985
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$956
- After-tax cash flow
- $3,850/yr
For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.
Condition & rehab AI · 9 photos
80/100
Cosmetic rehab
Est. rehab $4,620–$13,860 screening
This move-in ready mobile home is in good condition with updated interiors and a maintained exterior. A fresh coat of paint and some landscaping improvements would further enhance its curb appeal and value.
Value-add opportunities
- Both paint exterior — enhances curb appeal and resale value ↑
- Both trim landscaping — improves curb appeal and rental value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 42/100
Zoned Schools
Elementary
East Canyon Elementary School
F
ID #247/357
Nat'l #20,819/41,679
Middle
Sage Valley Middle School
F
ID #68/109
Nat'l #5,727/14,009
High
Ridgevue High School
D-
ID #55/169
Nat'l #6,330/17,239
Schools (NCES district)
- District
- Vallivue School District
- NCES district ID
- 1600600
- Math proficiency
- 34% ▼ -9.00%
- Reading proficiency
- 56% ▼ -1.00%
- Median HH income
- $47,377
- Composite
- 38.3/100
- National rank
- #4229
- State rank
- #48 of 92 in ID
B
Composite livability gradescore 72/100
Livability — Nampa
- Score
- 72/100
- State rank
- #47
- US rank
- #6250
Category grades
Amenities F
Commute F
Cost of living A-
Crime B-
Employment C-
Housing A+
Health & safety A+
User ratings C
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Nampa, ID
- County
- Canyon County · 248,853 people
- City population
- 142,249
- Metro
- Boise City, ID
- Population (ZIP)
- 38,121
- Household income
- $69,914
- Rent vs Own
- Severe rent burden
- 6% of renters
Population outlook (Canyon County) Hauer SSP2
- Today (2025)
- 248,853 people
- By 2030
- 269,596 · +8.3%
- By 2040
- 311,081 · +25.0%
- By 2050
- 350,809 · +41.0%
- By 2075
- 441,884 · +77.6%
- By 2100
- 505,641 · +103.2%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Predominantly White (70%)
- Race & ethnicity
- White 70% Hispanic / Latino 24% Two or more races 11%
- Hispanic origin (detail)
- Mexican 20%
- Common ancestry
- Portuguese 3% Slovak 2% Lithuanian 2%
- Foreign-born
- 8% · Canada, Vietnam
- Languages at home
- 81% English-only · Spanish 16% German/W. Germanic 1% Russian/Polish/Slavic 1%
Political lean MEDSL · Canyon
- 2024 margin
- Solid R (+46.6) · D 25.4% · R 72.0% · Other 2.5%
- 2008→2024 swing
- -11.4pp toward R · 2008: -35.2pp · 2024: -46.6pp
- All cycles
- 2024: R+46.6 2020: R+39.7 2016: R+41.8 2012: R+37.1 2008: R+35.2
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -132.40%
- Current HPI
- 335.6717
- Rent YoY
- ▲ 6.41%
- Metro
- Boise City, ID
- State GDP YoY
- ▲ 4.51%
- F500 in state
- 6
Industry mix (Fortune 500 HQ in ID)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Retail | 1 | $79B |
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| Technology | 1 | $25B |
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| Food / Agriculture | 1 | $6B |
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Price history
-10.5% since first listed3 events — show timeline
- 2026-05-18 Price Changed $67,990 IMLS
- 2026-04-29 Price Changed $69,990 IMLS
- 2025-12-14 Listed $76,000 IMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…