1401 W Flamingo #80 · Nampa, ID 83651

$66,499

2 bd · 2.0 ba · 924 sqft · Manufactured · 186 Days on market

Built 1978 Est $85k · 22% under ↓ 11% since listing

---

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
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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. The co

Key facts

• Functional kitchen
• Fresh paint
• Private yard space

Tags

• WELL MAINTAINED
• PRIVATE YARD SPACE
• FUNCTIONAL KITCHEN
• UPDATED FLOORING
• FRESH PAINT
• MODERN TOUCHES

Property features AI

Exterior

• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home (rented lot)
• Construction: Built in 1978; Metal siding; Metal roof; Crawl space foundation
• Exterior features: Wire fencing; Storage 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 heating; Central air conditioning
• Interior features: Bath in master bedroom
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $66k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/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 18.3% vs local median 3.2% 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); Ridgevue High School (math 27% / reading 67%, grade D-, #55 of 169 statewide, top 34%, 1,578 students, 31% FRL) — zoned schools average 32% FRL vs 52% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.4%/yr); 319 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 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

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.14% ✓
• Cap rate: 18.29%
• Cash-on-cash: 42.83%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $85,008
• Comps found: 12

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%)	3mo	$72,000	$78	84
1401 N Midland Blvd #17	0.21mi	2/2.0	924 (0%)	10mo	$110,000	$119	82
1715 W Flamingo Ave Trlr 91	0.26mi	2/2.0	938 (+2%)	7mo	$115,000	$123	80
1410 Flamingo #57	0.17mi	2/2.0	938 (+2%)	15mo	$69,900	$75	77
1715 W Flamingo Ave Trlr 27a Unit 27A	0.26mi	2/2.0	960 (+4%)	11mo	$77,500	$81	72
1410 W Flamingo Ave #93 Ave	0.17mi	3/2.0 (+1)	924 (0%)	20mo	$79,985	$87	70
1715 W Flamingo Ave #67	0.26mi	2/2.0	980 (+6%)	14mo	$89,999	$92	66
1715 W Flamingo Ave #80 #80	0.26mi	2/1.0	924 (0%)	22mo	$120,000	$130	65
1715 W Flamingo Ave #70	0.26mi	2/1.5	840 (-9%)	15mo	$87,800	$105	59
571 Caldwell Blvd #11	0.48mi	3/1.5 (+1)	924 (0%)	15mo	$60,000	$65	58
1715 W Flamingo Ave Trlr13 Ave	0.26mi	2/1.0	840 (-9%)	14mo	$88,500	$105	57
571 Caldwell Blvd Trlr 36 Blvd	0.48mi	3/2.0 (+1)	1,008 (+9%)	14mo	$89,990	$89	46

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: 43.5%
• Equity multiple: 2.97×
• Total profit: $36,625
• Equity at exit: $9,915

10-year hold

• IRR: 51.0%
• Equity multiple: 6.84×
• Total profit: $108,713
• 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.

Methodology + full state rankings →

ZIP-level market 83651

• Home prices YoY: -28.3%
• Rents YoY: 6.4%
• Active inventory: 319
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$349
• Tax est. 1.5%: −$83 /mo · $997/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $665

Break-even live

Break-even rent $582

Max offer price $66,499

Occupancy floor 48%

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
• Reserves months: —
• Total cash needed: —

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	2d	1	0.12mi
1490 W Bonneville Cir Nampa, ID	2.0	1.5	970	$1,350	$1.39	23d	1	0.12mi
1013 W Willow Ave Nampa, ID	3.0	1.0	900	$1,500	$1.67	14d	1	0.25mi
1011 W Willow Ave Nampa, ID	1.0	1.0	650	$1,100	$1.69	2d	1	0.25mi
1805 W Bella Ln Nampa, ID	2.0	2.0	965	$1,395	$1.45	21d	1	0.29mi
1825 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	0.29mi
1275 Caldwell Blvd Nampa, ID	1.0–3.0	1.0–2.0	921	$1,625	$1.76	23d	1	0.31mi
1860 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	14d	1	0.32mi
1865 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	0.32mi
1925 W Bella Ln Nampa, ID	2.0	2.0	965	$1,395	$1.45	23d	1	0.35mi
1920 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	0.36mi
450 W Orchard Ave Nampa, ID	1.0–3.0	1.0–2.0	1129	$1,512	$1.34	3d	11	0.72mi
16060 N Merchant Way Nampa, ID	2.0–3.0	2.0	1115	$1,525	$1.37	2d	1	0.75mi
11179 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	2d	1	0.79mi
11199 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.81mi
11188 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.82mi
11004 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	21d	1	0.83mi
11010 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.83mi
11160 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.84mi
15690 N Knightgate Ln Nampa, ID	2.0–3.0	2.0–3.0	1239	$1,650	$1.33	2d	3	0.85mi
9848 W Sand Hill Dr Nampa, ID	1.0–3.0	1.0–2.0	1008	$1,488	$1.48	23d	1	0.85mi
151 N Midland Blvd Unit 103 Nampa, ID	2.0	2.0	930	$1,325	$1.42	23d	1	0.85mi
151 N Midland Blvd Unit 101 Nampa, ID	2.0	2.0	930	$1,325	$1.42	14d	1	0.85mi
11028 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.86mi
11159 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.86mi
11034 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	19d	1	0.88mi
11130 W Ashburn Ln Nampa, ID	2.0	2.0	1106	$1,650	$1.49	14d	2	0.88mi
15550 N Kodee Way Nampa, ID	2.0	2.0	900	$1,395	$1.55	14d	1	0.88mi
11039 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	10d	1	0.88mi
11144 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	2d	1	0.93mi
11139 W Brassy Cove Loop Nampa, ID	2.0	2.0	945	$1,395	$1.48	14d	1	0.94mi
11139 W Brassy Cove Loop Unit 201 Nampa, ID	2.0	2.0	900	$1,395	$1.55	21d	1	0.94mi
11082 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	10d	1	0.97mi
11132 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	2d	1	0.97mi
11215 W Ashburn Ln Nampa, ID	2.0–3.0	2.0–3.0	1176	$1,499	$1.27	2d	2	0.97mi
11106 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	2d	1	0.98mi
11103 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	2d	1	1.01mi
617 Purple Sage Dr Nampa, ID	3.0	2.0	1104	$1,795	$1.63	23d	1	1.03mi
2410 W Vanderbilt Ln Nampa, ID	1.0–3.0	1.0–2.0	1029	$1,955	$1.90	2d	30	1.15mi
211 N Gateway St Nampa, ID	2.0	1.0	900	$1,444	$1.60	3d	1	1.41mi

Listing history 17 events

1. 2026-06-18
   days on market $66,499 Active 186 DOM
2. 2026-06-17
   days on market $66,499 Active 185 DOM
3. 2026-06-16
   days on market $66,499 Active 184 DOM
4. 2026-06-15
   days on market $66,499 Active 183 DOM
5. 2026-06-13
   days on market $66,499 Active 181 DOM
6. 2026-06-13
   pricedays on market $66,499 Active 180 DOM
7. 2026-06-10
   days on market $67,990 Active 178 DOM
8. 2026-06-09
   days on market $67,990 Active 177 DOM
9. 2026-06-08
   days on market $67,990 Active 176 DOM
10. 2026-06-07
    days on market $67,990 Active 175 DOM
11. 2026-06-03
    days on market $67,990 Active 171 DOM
12. 2026-06-03
    days on market $67,990 Active 170 DOM
13. 2026-06-01
    days on market $67,990 Active 169 DOM
14. 2026-05-31
    days on market $67,990 Active 168 DOM
15. 2026-05-18
    price $67,990
16. 2026-04-29
    price $69,990
17. 2025-12-14
    listed $76,000 Active

ⓘ 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

Taxation est. · year 1

• Rental income: $17,076
• − Mortgage interest: −$3,725
• − Property taxes: −$997
• − Insurance: −$332
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$1,935
• Taxable income: $7,355
• Est. tax owed @ 24.0%: −$1,765
• After-tax cash flow: $6,210/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.

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

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 · 235,358 people
• City population: 142,249
• Metro: Boise City, ID
• Population (ZIP): 38,121
• Household income: $69,914
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 723.0

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
▸Technology	1	$25B
▸Food / Agriculture	1	$6B

Price history

-10.5% since first listed

3 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