5240 E Open Canyon Dr · Nampa, ID 83687

$549,990

5 bd · 3.0 ba · 2,530 sqft · SingleFamily · 69 Days on market

Built 2026 Excellent condition 8,712 sqft lot Est $554k · at est. $54/mo HOA · 1% of rent

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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 +17.9/30.0
• ARV discount +7.8/15.0
• DSCR +5.6/10.0
• Condition / age +5.0/5.0
• 1% rule +4.9/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock your $25K now through May 31! Ask a Sales Specialist for details. Feel enriched in your brand new home located in Nampa, Idaho! The Columbia 2530 offers generous space and refined comfort with multiple living areas that give you endless flexibility in how you live, work, and unwind. The main level features a welcoming living room, an additional gathering room, and a well-placed bedroom, while the kitchen boasts upgraded finishes, including stainless steel appliances, a gas range, and stylish solid surface countertops. Upstairs, four additional bedrooms surround a spacious loft, creating room to personalize and retreat. The expansive primary suite provides a serene escape with an elegant en suite bath featuring dual vanities and a generous closet. Thoughtfully arranged bedroom placements upstairs enhance comfort and privacy throughout. Designed for versatility and modern living, the Columbia 2530 sets the stage for a beautifully balanced lifestyle. Potential RV parking available. Photos are of the actual home!

Key facts

• Upgraded finishes
• Spacious loft
• Gas range

Tags

• MULTIPLE LIVING AREAS
• UPGRADED FINISHES
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• SOLID SURFACE COUNTERTOPS
• SPACIOUS LOFT

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $650

Exterior

• Parking: Attached 3-car garage; 3 covered parking spaces (total 3)
• Utilities: City water service; Sewer connected
• Home design: Single-family home; New construction; Built in 2026; Located in the Spring Hollow Ranch subdivision
• Construction: Frame construction with HardiPlank siding; Composition roof; Builder: CBH Homes
• Exterior features: Partial fencing; Sidewalks; Automatic sprinkler system with partial and pressurized irrigation

Interior

• Kitchen: Kitchen with island; Breakfast bar; Pantry; Dishwasher; Disposal; Freestanding oven/range; Gas range
• Bedrooms: 5 bedrooms total — primary and four bedrooms on the upper level; one bedroom on the main level
• Flooring: Carpet; Engineered vinyl plank
• Bathrooms: 3 bathrooms total
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary suite with private bath; Den/office; Double vanity sinks; Walk-in closets; Loft; Breakfast bar; Pantry; Kitchen island; Solid surface countertops
• Laundry & utility: Utility room on the upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $550k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $465 ($6k/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 $547k (0.6% below list).
• Recommended offer: $517k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (+3.4%/yr); 631 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• At $5,468/mo this rent would consume 86% of the median local household income ($77k/yr) (locally 683% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $516,990 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.99% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $554,070
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17776 N Hugh Glass Way	0.11mi	5/3.0	2,530 (0%)	2mo	$534,990	$211	94
17649 N Boone Peak Ave	0.16mi	5/3.0	2,530 (0%)	1mo	$530,990	$210	92
5086 E Open Canyon Dr	0.14mi	5/3.0	2,636 (+4%)	0mo	$539,990	$205	86
17762 N Hugh Glass Way	0.11mi	4/2.0 (-1)	2,539 (+0%)	3mo	$529,990	$209	83
17662 N Boone Peak Ave	0.20mi	4/2.0 (-1)	2,539 (+0%)	1mo	$554,990	$219	80
17749 N Hugh Glass Way	0.11mi	4/2.5 (-1)	2,626 (+4%)	2mo	$544,990	$208	80
17648 N Boone Peak Ave	0.20mi	4/2.0 (-1)	2,351 (-7%)	2mo	$519,990	$221	68
5682 E Effra St	0.71mi	5/3.0	2,518 (-0%)	1mo	$497,900	$198	65
17759 N Peltzer Ave	0.26mi	4/3.0 (-1)	2,242 (-11%)	3mo	$599,000	$267	62
4656 E Coldwater Dr	0.61mi	4/3.0 (-1)	2,406 (-5%)	3mo	$599,000	$249	56
5552 E Garby St Lot 14 Block 7	0.44mi	4/3.0 (-1)	2,258 (-11%)	1mo	$549,990	$244	56
4629 E Coldwater Dr	0.64mi	5/3.0	2,733 (+8%)	3mo	$699,000	$256	54

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-56,972
• Equity at exit: $82,005

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-956
• Equity at exit: $47,553

Cash invested: $153,997 (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: 8.4×

Monthly cashflow live

• Estimated rent: $5,468 high
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$687 /mo · $8,250/yr
• Insurance: −$229
• HOA: −$54
• Vacancy / Maint / Mgmt: −$1,148
• Net cashflow: $465

Break-even live

Break-even rent $4,880

Max offer price $549,990

Occupancy floor 86%

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: $137,498
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5126 E Sylvan Hart Dr Unit 1322143P Nampa, ID	5.0	2.5	2992	$6,692	$2.24	14d	1	0.09mi
5302 E Burnte Peak St Unit 1322141P Nampa, ID	6.0	2.5	2992	$7,109	$2.38	2d	1	0.21mi
7003 W Redwood Creek Dr Meridian, ID	4.0	2.0	2025	$2,650	$1.31	14d	1	1.30mi
6976 W Redwood Creek Dr Unit 1250676P Meridian, ID	6.0	2.5	2798	$6,937	$2.48	2d	1	1.33mi
6960 W Redwood Creek Dr Unit 1250677P Meridian, ID	5.0	2.5	2798	$6,915	$2.47	14d	1	1.34mi
4289 N Glassford Ave Unit 1250678P Meridian, ID	4.0	2.0	2195	$5,366	$2.44	11d	1	1.40mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-18
   days on market $549,990 Active 69 DOM
2. 2026-06-17
   days on market $549,990 Active 68 DOM
3. 2026-06-16
   days on market $549,990 Active 67 DOM
4. 2026-06-15
   days on market $549,990 Active 66 DOM
5. 2026-06-13
   days on market $549,990 Active 64 DOM
6. 2026-06-13
   days on market $549,990 Active 63 DOM
7. 2026-06-10
   days on market $549,990 Active 61 DOM
8. 2026-06-09
   days on market $549,990 Active 60 DOM
9. 2026-06-08
   days on market $549,990 Active 59 DOM
10. 2026-06-07
    days on market $549,990 Active 58 DOM
11. 2026-06-03
    days on market $549,990 Active 54 DOM
12. 2026-06-03
    days on market $549,990 Active 53 DOM
13. 2026-06-01
    days on market $549,990 Active 52 DOM
14. 2026-05-31
    days on market $549,990 Active 51 DOM
15. 2026-04-11
    listed $549,990 Active 1031-char remark

    Show marketing remark (1031 chars)

    Unlock your $25K now through May 31! Ask a Sales Specialist for details. Feel enriched in your brand new home located in Nampa, Idaho! The Columbia 2530 offers generous space and refined comfort with multiple living areas that give you endless flexibility in how you live, work, and unwind. The main level features a welcoming living room, an additional gathering room, and a well-placed bedroom, while the kitchen boasts upgraded finishes, including stainless steel appliances, a gas range, and stylish solid surface countertops. Upstairs, four additional bedrooms surround a spacious loft, creating room to personalize and retreat. The expansive primary suite provides a serene escape with an elegant en suite bath featuring dual vanities and a generous closet. Thoughtfully arranged bedroom placements upstairs enhance comfort and privacy throughout. Designed for versatility and modern living, the Columbia 2530 sets the stage for a beautifully balanced lifestyle. Potential RV parking available. Photos are of the actual home!

16. 2026-04-10
    listed $549,990 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 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: $65,615
• − Mortgage interest: −$30,808
• − Property taxes: −$8,250
• − Insurance: −$2,750
• − Repairs & maintenance: −$5,249
• − Management: −$5,249
• − HOA: −$648
• − Depreciation: −$16,000
• Taxable loss: −$3,339
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $6,379/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This home is in excellent condition with a modern kitchen, well-maintained exterior, and no visible repairs needed. It is move-in ready and would benefit from some minor updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained lawn and landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient for potential buyers and renters.
• Resale Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's appeal to potential buyers.
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency and convenience.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained lawn and landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient for potential buyers and renters. ↑
• Resale Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's appeal to potential buyers. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency and convenience. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

+0.0% since first listed

2 events — show timeline

• 2026-04-11 Listed $549,990 Zillow
• 2026-04-10 Listed $549,990 IMLS