600 Donna Dr · Nampa, ID 83686-8860

$530,000

3 bd · 2.5 ba · 2,751 sqft · Other public records · 41 Days on market

Built 1986 10,018 sqft lot

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Why this score? — see what drove the C- 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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Appreciation +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Open House 12-3 Saturday and Sunday. Here is the ideal home which offers a perfect blend of comfort, quality and location. Featuring beautiful solid oak flooring throughout the main level and new carpet in the bedrooms. The large bonus room is ideal for an office or gaming area. This home is move-in ready with recent updates including a newer roof and HVAC. Located in a highly desirable area with a large lot - ideal for entertaining, gardening or simply enjoy the extra privacy. No HOA

Key facts

• Solid oak flooring
• Hvac
• New carpet

Tags

• SOLID OAK FLOORING
• NEW CARPET
• NEWER ROOF
• HVAC
• LARGE LOT

Property features AI

Finance

• Other: Lot approximately 10,000 sq ft (~0.49 acre) with irrigation available, auto/pressurized sprinkler system, and space for chickens; Zoned residential, current use single family; Paved road access; Subdivision: Sun Ridge

Exterior

• Parking: Attached 2-car garage; Finished driveway; Garage size listed as 24 x 25
• Utilities: 220V electrical service; Shared well water; Septic tank sewer; Cable connected and broadband internet available
• Home design: Single family residence; Built in 1986
• Construction: Brick, frame and HardiPlank siding; Crawl space foundation; Architectural-style roof
• Exterior features: Covered patio/deck; Wood fencing; Storage shed; Spa (bath)

Interior

• Kitchen: Pantry; Granite counters; Dishwasher; Disposal; Microwave; Freestanding oven/range; Refrigerator
• Bedrooms: Four bedrooms — three on the main level and one on the lower level
• Flooring: Hardwood; Engineered wood; Tile; Carpet
• Bathrooms: Four bathrooms including a bath in the master bedroom; Double vanity in master
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom on main level with en-suite bath and double vanity; Guest room; Family room and great room; Walk-in closet(s); Pantry; Granite counters; Wood-burning stove fireplace
• Laundry & utility: Washer and dryer included; Tank water heater; Solar hot water; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $530k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $466k (12.1% below list).
• Recommended offer: $466k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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-, 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: Lake Ridge Elementary (math 39% / reading 42%, grade F, #223 of 357 statewide, top 63%, 490 students, 35% FRL); Skyview High School (math 26% / reading 48%, grade F, #100 of 169 statewide, top 61%, 1,152 students, 32% FRL) — zoned schools average 34% FRL vs 51% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $148k cash investment doubles in ~5 years — after that, you're playing with house money.
• 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 41 days — a 3% lower offer ($514k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $465,860 (12.1% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 9.5

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: 11.8%
• Equity multiple: 1.67×
• Total profit: $99,917
• Equity at exit: $238,311

10-year hold

• IRR: 13.9%
• Equity multiple: 3.05×
• Total profit: $304,478
• Equity at exit: $367,266

Cash invested: $148,400 (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 83686-8860

• Active inventory: 1
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $4,659 medium
• Mortgage (P&I): −$2,779
• Tax from tax record: −$110 /mo · $1,314/yr
• Insurance: −$221
• HOA: −$0
• Vacancy / Maint / Mgmt: −$978
• Net cashflow: $571

Break-even live

Break-even rent $3,936

Max offer price $530,000

Occupancy floor 83%

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: $132,500
• Closing costs: $15,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3173 S Mystic Seaport Ave Unit 1322138P Nampa, ID	4.0	2.0	2992	$5,849	$1.95	14d	1	0.88mi
2507 S Canyon St Nampa, ID	3.0	2.0	2200	$2,500	$1.14	21d	1	1.40mi

Listing history 8 events

1. 2026-06-03
   statusdays on market $530,000 Pending 41 DOM
2. 2026-06-03
   days on market $530,000 Active 40 DOM
3. 2026-06-01
   days on market $530,000 Active 39 DOM
4. 2026-05-31
   days on market $530,000 Active 38 DOM
5. 2026-05-07
   price $535,000
6. 2026-04-23
   listed $540,000 Active
7. 2011-08-29
   soldstatus
8. 2010-06-29
   listed $169,000

ⓘ 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: $1,314 · $110/mo
• Projected year-2 tax: $3,657 · $305/mo
• Expected delta: +$2,343/yr (+$195/mo · 178.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,903
• − Mortgage interest: −$29,688
• − Property taxes: −$1,314
• − Insurance: −$2,650
• − Repairs & maintenance: −$4,472
• − Management: −$4,472
• − Depreciation: −$15,418
• Taxable loss: −$2,112
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $7,354/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

No demographic data for this ZIP.

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

+216.6% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $535,000 IMLS
• 2026-04-23 Listed $540,000 IMLS
• 2011-08-29 Sold (Public Records) — Public Records
• 2010-06-29 Listed $169,000 IMLS

Property tax history

-0.0%/yr

Latest (2025): $1,314 · +0.5% YoY. Source: county tax records.