1907 W Flamingo #69 #69 · Nampa, ID 83651

$168,000

3 bd · 2.0 ba · 1,513 sqft · Manufactured public records · 128 Days on market

Built 1985 Est $182k · 7% under

---

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 +27.0/30.0
• ARV discount +10.9/15.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• 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

NEW 30 YEAR ROOF will be installed before closing! Along with the new roof, you will enjoy your NEW heat pump/air conditioner and upgraded 200-amp electrical service installed in August 2025. This well-maintained manufactured home offers a bright, open living room and an efficient layout designed for comfort and convenience. Space rent is an exceptional value at just $407 per month and includes water, sewer, and trash and irrigation. Set on a permanent foundation and lovingly cared for, this home provides low-maintenance, worry-free living. Storage shed is filled with extra cabinets for storage and a work bench. Additional perks include extra parking, with the home located right next to the

Key facts

• Gated community
• Relaxing spa
• Clubhouse

Tags

• GATED COMMUNITY
• CLUBHOUSE
• RELAXING SPA
• EXERCISE ROOM
• LIBRARY
• REC ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $148k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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-, schools D+, amenities 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.
• Market conditions: Rents rising fast (+6.4%/yr); 319 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $181,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1907 W Flamingo #69 #69	0.00mi	3/2.0	1,513 (0%)	1mo	$168,000	$111	100
1907 W Flamingo Ave #100	0.00mi	3/2.0	1,508 (-0%)	3mo	$189,000	$125	97
1907 W Flamingo Ave #88	0.00mi	3/2.0	1,600 (+6%)	5mo	$179,800	$112	86
1907 W Flamingo Ave #152	0.00mi	2/2.0 (-1)	1,452 (-4%)	3mo	$160,000	$110	86
1907 W Flamingo Ave Trlr 118	0.00mi	3/2.0	1,570 (+4%)	9mo	$189,000	$120	86
1907 W Flamingo Ave Unit 43	0.00mi	3/2.0	1,632 (+8%)	2mo	$179,995	$110	85
1907 W Flamingo Ave #74	0.00mi	3/2.0	1,364 (-10%)	0mo	$179,900	$132	83
1907 Flamingo #109	0.00mi	3/2.0	1,368 (-10%)	3mo	$179,900	$132	82
1907 W Flamingo Ave Unit 125 Unit 125	0.00mi	3/2.0	1,404 (-7%)	8mo	$160,000	$114	82
1907 W Flamingo Ave #79	0.00mi	3/2.0	1,348 (-11%)	2mo	$175,000	$130	80
1907 W Flamingo Ave #169	0.00mi	3/2.0	1,348 (-11%)	8mo	$174,900	$130	76
1410 Flamingo Ave #49	0.38mi	3/2.0	1,440 (-5%)	2mo	$79,900	$55	73

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $9,163
• Equity at exit: $25,049

10-year hold

• IRR: 17.0%
• Equity multiple: 2.60×
• Total profit: $75,212
• Equity at exit: $14,526

Cash invested: $47,040 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$881
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $469

Break-even live

Break-even rent $1,269

Max offer price $168,000

Occupancy floor 70%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2084 W Bella Ln Unit 1460910P Nampa, ID	3.0	2.0	1237	$3,905	$3.16	23d	1	0.38mi
1820 W Camelot Dr Nampa, ID	3.0	2.0	1400	$2,195	$1.57	3d	1	0.41mi
1215 N Benewah St Nampa, ID	3.0	2.0	1219	$1,250	$1.03	14d	1	0.60mi
1275 Caldwell Blvd Nampa, ID	1.0–3.0	1.0–2.0	921	$1,900	$2.06	23d	1	0.62mi
15690 N Knightgate Ln Nampa, ID	2.0–3.0	2.0–3.0	1239	$1,825	$1.47	2d	3	0.68mi
11130 W Ashburn Ln Nampa, ID	2.0	2.0	1106	$1,650	$1.49	14d	2	0.70mi
11215 W Ashburn Ln Nampa, ID	2.0–3.0	2.0–3.0	1176	$1,825	$1.55	2d	2	0.76mi
11214 W Ashburn Ln Nampa, ID	3.0	3.0	1301	$1,825	$1.40	2d	2	0.78mi
2410 W Vanderbilt Ln Nampa, ID	1.0–3.0	1.0–2.0	1029	$2,425	$2.36	2d	30	0.78mi
450 W Orchard Ave Nampa, ID	1.0–3.0	1.0–2.0	1129	$1,699	$1.50	3d	11	0.92mi
617 Purple Sage Dr Nampa, ID	3.0	2.0	1104	$1,795	$1.63	23d	1	1.07mi
16060 N Merchant Way Nampa, ID	2.0–3.0	2.0	1115	$1,695	$1.52	2d	1	1.10mi
9848 W Sand Hill Dr Nampa, ID	1.0–3.0	1.0–2.0	1008	$1,650	$1.64	23d	1	1.18mi
123 Trifecta Ln Nampa, ID	3.0	2.5	1505	$1,795	$1.19	11d	1	1.23mi
11269 W Quartet St Nampa, ID	3.0	2.0	1410	$2,300	$1.63	14d	1	1.49mi

Listing history 11 events

1. 2026-04-22
   status Pending
2. 2026-04-09
   price $168,000
3. 2026-03-05
   price $169,000
4. 2026-02-06
   status Active
5. 2026-02-04
   status Pending
6. 2025-12-12
   listed $175,000 Active
7. 2018-08-16
   soldstatus Sold
8. 2018-07-26
   historical Contingent
9. 2018-07-13
   listed $99,900 Active
10. 2002-05-24
    soldstatus
11. 2002-03-06
    listed $67,500

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $1,159 · $97/mo
• Expected delta: +$545/yr (+$45/mo · 88.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 19 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: $22,342
• − Mortgage interest: −$9,411
• − Property taxes: −$615
• − Insurance: −$840
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$4,887
• Taxable income: $3,015
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $4,900/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

+148.9% since first listed

11 events — show timeline

• 2026-04-22 Pending — IMLS
• 2026-04-09 Price Changed $168,000 IMLS
• 2026-03-05 Price Changed $169,000 IMLS
• 2026-02-06 Relisted — IMLS
• 2026-02-04 Pending — IMLS
• 2025-12-12 Listed $175,000 IMLS
• 2018-08-16 Sold (MLS) — IMLS
• 2018-07-26 Contingent — IMLS
• 2018-07-13 Listed $99,900 IMLS
• 2002-05-24 Sold (MLS) — IMLS
• 2002-03-06 Listed $67,500 IMLS

Property tax history

+3.1%/yr

Latest (2025): $615 · +5.2% YoY. Source: county tax records.