17434 N Endurance Ave · Nampa, ID 83687-5494

$540,000

4 bd · 2.5 ba · 2,516 sqft · Other public records · 73 Days on market

Built 2020 6,969 sqft lot $73/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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 +9.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks

Well-maintained 2,516 sqft home with thoughtful updates and a functional layout designed for everyday comfort. New carpet and durable LVP flooring create a fresh, modern feel. Large windows provide abundant natural light, complemented by wood blinds. Quartz countertops throughout offer a clean, cohesive finish. The main level features a primary suite and a convenient half bath. Upstairs includes three additional bedrooms, a full bathroom, and a versatile bonus room suitable for various uses. Additional features include a fully insulated garage, professionally landscaped yard, storage shed, and extra parking. Conveniently located near the College of Western Idaho, Interstate 84, and various

Key facts

• Extra parking
• Half bath
• Primary suite

Tags

• PROFESSIONALLY LANDSCAPED YARD
• STORAGE SHED
• EXTRA PARKING
• PRIMARY SUITE
• HALF BATH
• FULL BATH

Property features AI

Finance

• Other: Homeowner tax exemption applies
• HOA & community: Homeowners association with quarterly fee of $220; Subdivision: Fairhaven; Community pool (in-ground, community pool)

Exterior

• Parking: Attached garage with 3 covered spaces; RV access/parking; Finished driveway; Total 3 parking spaces
• Utilities: City water service; Sewer connected; Electric service (standard)
• Home design: Single family residence; Built in 2020
• Construction: Brick, frame and HardiPlank-type exterior; Composition roof; Crawl space foundation
• Exterior features: Full vinyl fencing; Sidewalks; Storage shed; Auto sprinkler system / full pressurized irrigation system; Irrigation available; Public paved road frontage

Interior

• Kitchen: Quartz counters; Pantry; Breakfast bar; Dishwasher; Microwave; Gas oven and gas range; Oven/Range (freestanding); Disposal
• Bedrooms: 4 bedrooms — primary on the main level; remaining bedrooms on the upper level
• Flooring: Carpet; Vinyl sheet
• Bathrooms: 3 bathrooms; Primary bath with double vanity
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom on main level with en-suite bath and double vanity; Split bedroom floorplan; Formal dining room; Recreation/bonus room; Walk-in closets; Breakfast bar; Pantry; Quartz countertops; Utility room on main level
• Laundry & utility: Utility room on main level; Water softener (owned); Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $540k.

Deal economics

• At list price, monthly cash flow is $-415 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $467k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (30.9% below list).
• Recommended offer: $373k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Birch Elementary School (math 52% / reading 63%, grade C+, #87 of 357 statewide, top 24%, 662 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: 1 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($4k loan paydown + $16k appreciation (3.0% local appreciation)).
• Canyon County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($508k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $373,398 (30.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.25×
• Total profit: $38,425
• Equity at exit: $242,807

10-year hold

• IRR: 7.6%
• Equity multiple: 2.15×
• Total profit: $173,720
• Equity at exit: $374,195

Cash invested: $151,200 (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 83687-5494

• Active inventory: 1
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $3,734 medium
• Mortgage (P&I): −$2,832
• Tax from tax record: −$235 /mo · $2,825/yr
• Insurance: −$225
• HOA: −$73
• Vacancy / Maint / Mgmt: −$784
• Net cashflow: $-415

Break-even live

Break-even rent $4,260

Max offer price $466,618

Occupancy floor —

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: $135,000
• Closing costs: $16,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5643 E Bollo St Unit 1250641P Nampa, ID	3.0	2.5	1797	$3,396	$1.89	11d	1	0.55mi
5553 E Bollo St Unit 1322139P Nampa, ID	3.0	2.5	1991	$3,376	$1.70	11d	1	0.61mi
16852 Idaho Center Blvd Nampa, ID	3.0	2.5	1558	$1,762	$1.13	2d	3	0.67mi
5126 E Sylvan Hart Dr Unit 1322143P Nampa, ID	5.0	2.5	2992	$6,692	$2.24	14d	1	0.91mi

HOA detail

• Monthly dues: $73 · $876/yr

Listing history 24 events

1. 2026-06-18
   days on market $540,000 Active 73 DOM
2. 2026-06-17
   days on market $540,000 Active 72 DOM
3. 2026-06-16
   days on market $540,000 Active 71 DOM
4. 2026-06-15
   days on market $540,000 Active 70 DOM
5. 2026-06-13
   days on market $540,000 Active 68 DOM
6. 2026-06-13
   days on market $540,000 Active 67 DOM
7. 2026-06-10
   days on market $540,000 Active 65 DOM
8. 2026-06-09
   days on market $540,000 Active 64 DOM
9. 2026-06-08
   pricedays on market $540,000 Active 63 DOM
10. 2026-06-07
    days on market $544,000 Active 62 DOM
11. 2026-06-03
    days on market $544,000 Active 58 DOM
12. 2026-06-03
    days on market $544,000 Active 57 DOM
13. 2026-06-02
    price $544,000 Active 56 DOM
14. 2026-06-01
    days on market $545,000 Active 56 DOM
15. 2026-05-31
    days on market $545,000 Active 55 DOM
16. 2026-05-12
    price $545,000
17. 2026-04-21
    price $549,900
18. 2026-04-06
    listed $560,000 Active
19. 2020-06-04
    soldstatus Sold
20. 2020-04-23
    listed Contingent
21. 2020-04-23
    listed $356,900
22. 2020-04-20
    historical
23. 2020-02-22
    price $356,900
24. 2019-12-06
    listed $350,900 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: $2,825 · $235/mo
• Projected year-2 tax: $3,726 · $310/mo
• Expected delta: +$901/yr (+$75/mo · 31.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 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: $44,808
• − Mortgage interest: −$30,248
• − Property taxes: −$2,825
• − Insurance: −$2,700
• − Repairs & maintenance: −$3,585
• − Management: −$3,585
• − HOA: −$876
• − Depreciation: −$15,709
• Taxable loss: −$14,720
• Est. tax savings @ 24.0%: +$3,533
• After-tax cash flow: $-1,452/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+55.3% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $545,000 IMLS
• 2026-04-21 Price Changed $549,900 IMLS
• 2026-04-06 Listed $560,000 IMLS
• 2020-06-04 Sold (MLS) — IMLS
• 2020-04-23 Listed — IMLS
• 2020-04-23 Listed $356,900 IMLS
• 2020-04-20 Listing Removed — IMLS
• 2020-02-22 Price Changed $356,900 IMLS
• 2019-12-06 Listed $350,900 IMLS

Property tax history

+22.8%/yr

Latest (2025): $2,825 · -0.4% YoY. Source: county tax records.