616 N Kings Rd Trlr 1 Rd · Nampa, ID 83687

$89,900

3 bd · 2.0 ba · 938 sqft · Manufactured public records · 6 Days on market

Built 1995 Est $90k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.6/15.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained manufactured home is move-in ready and offers excellent value. Recent updates include a newer roof, siding, and skirting, giving the home a fresh and updated exterior. The kitchen comes fully equipped with a refrigerator, stove, and dishwasher, making it easy to settle in right away. Inside, you’ll find a comfortable layout, including a relaxing soaker tub in the master bathroom—perfect for unwinding after a long day. Two window A/C units are also included to help keep the home cool during warmer months. Don’t miss this opportunity to own a clean, updated home that’s ready for its next owner.

Key facts

• Newer roof
• Updated exterior
• Soaker tub

Tags

• NEWER ROOF
• UPDATED EXTERIOR
• FULLY EQUIPPED KITCHEN
• SOAKER TUB

Property features AI

Exterior

• Utilities: City water service; Sewer connected; Broadband internet available
• Home design: Mobile/manufactured home on a rented lot; Built in 1995
• Construction: Built in 1995; Composition roof
• Exterior features: Composition roof; Manual/irrigation sprinkler system; Located in a mobile home park

Interior

• Kitchen: Breakfast bar; Laminate counters; Dishwasher; Oven/Range (freestanding); Refrigerator; Disposal
• Bedrooms: Master bedroom on main level (approx. 12 x 13); Second bedroom on main level (approx. 11 x 11)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms; Master bathroom with double vanity
• Heating & cooling: Electric forced-air heating; Wall/window cooling unit(s)
• Interior features: Bath in master bedroom; Double vanity; Breakfast bar; Laminate counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $871 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 17.9% 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.
• Nampa School District (suburban): math 23% / reading 41% proficiency, ranked #82 of 92 in ID (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Columbia High School (math 16% / reading 52%, grade F, #115 of 169 statewide, top 68%, 1,239 students, 39% FRL).
• Market conditions: Rents rising (+3.4%/yr); 631 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $622 of loan paydown is wiped out by about $3k 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 + 3.4% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $89,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.97% ✓
• Cap rate: 17.92%
• Cash-on-cash: 41.52%
• DSCR: 2.85
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $90,048
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 N Kings Rd Trlr 1 Rd	0.00mi	2/2.0 (-1)	938 (0%)	0mo	$89,900	$96	95
616 N Kings Rd Trlr 9	0.00mi	3/2.0	924 (-2%)	5mo	$99,900	$108	94
3320 Airport #16	0.22mi	2/2.0 (-1)	946 (+1%)	8mo	$83,000	$88	77
3320 Airport Rd #7	0.22mi	2/1.0 (-1)	924 (-2%)	9mo	$95,000	$103	70
711 Round Vly	0.73mi	3/1.0	960 (+2%)	7mo	$79,900	$83	52

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 38.5%
• Equity multiple: 2.65×
• Total profit: $41,651
• Equity at exit: $13,404

10-year hold

• IRR: 45.2%
• Equity multiple: 5.40×
• Total profit: $110,812
• Equity at exit: $7,773

Cash invested: $25,172 (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 83687

• Home prices YoY: -21.0%
• Rents YoY: 3.4%
• Active inventory: 631
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,767 high
• Mortgage (P&I): −$471
• Tax from tax record: −$16 /mo · $198/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $871

Break-even live

Break-even rent $665

Max offer price $89,900

Occupancy floor 46%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 N Grant St Nampa, ID	3.0	2.0	1100	$1,900	$1.73	21d	1	0.43mi
4595 Stamm Ln Nampa, ID	1.0–3.0	1.0–2.0	933	$1,927	$2.07	14d	24	0.96mi
610 N Margot Ln , ID	2.0	2.0	920	$1,550	$1.68	3d	3	1.04mi
1311 4th St N Nampa, ID	2.0	1.0	864	$1,475	$1.71	14d	1	1.16mi
38 S White Oak Ln Nampa, ID	2.0	1.0	879	$1,295	$1.47	23d	1	1.34mi
2107 E Whispering Willow Ln Nampa, ID	2.0	1.0	858	$1,295	$1.51	21d	1	1.36mi
16025 N 19th St Unit 104 Nampa, ID	3.0	1.5	1095	$1,545	$1.41	11d	1	1.36mi
2007 E Whispering Willow Ln Unit 101 Nampa, ID	2.0	1.0	1000	$1,300	$1.30	23d	1	1.39mi

Listing history 2 events

1. 2026-05-04
   status Pending
2. 2026-04-28
   listed $89,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $198 · $16/mo
• Projected year-2 tax: $620 · $52/mo
• Expected delta: +$422/yr (+$35/mo · 213.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,209
• − Mortgage interest: −$5,036
• − Property taxes: −$198
• − Insurance: −$450
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$2,615
• Taxable income: $9,517
• Est. tax owed @ 24.0%: −$2,284
• After-tax cash flow: $8,166/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: Nampa School District
• NCES district ID: 1602340
• Math proficiency: 23% ▼ -13.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $43,576
• Composite: 27.18/100
• National rank: #7022
• State rank: #82 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): 43,135
• Household income: $76,682
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 683.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 11% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 12% 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: ▼ -103.50%
• Current HPI: 388.8148
• Rent YoY: ▲ 3.44%
• 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

2 events — show timeline

• 2026-05-04 Pending — IMLS
• 2026-04-28 Listed $89,900 IMLS

Property tax history

+2.9%/yr

Latest (2025): $198 · +37.1% YoY. Source: county tax records.