1715 W Flamingo Ave Trlr 3 Trlr 3 · Nampa, ID 83651-1666

$29,900

3 bd · 1.0 ba · 800 sqft · Manufactured public records · 95 Days on market

Built 1969 $540/mo HOA · 38% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Double-wide manufactured home on the best lot in this 55+ Park (West Pine Meadows)! Tucked away in the inside corner, this home is shaded in a quiet setting with large covered deck in the back, garden space, storage sheds, carport, and additional 9x22 flex room with utility. $1036/month lot rent includes water, sewer, trash, and irrigation! Low, low utility costs and peaceful surroundings with lots of shade!

Key facts

• Utility
• Carport
• Large covered deck

Tags

• LARGE COVERED DECK
• GARDEN SPACE
• STORAGE SHEDS
• CARPORT
• FLEX ROOM
• UTILITY

Property features AI

Finance

• Other: Property subtype: Mobile/Manufactured on rented lot
• HOA & community: Association fee of $540 per month; Senior/55+ community

Exterior

• Parking: Attached parking; Carport (1 covered space) with finished driveway; Total parking for 1 vehicle
• Utilities: City water service; Sewer connected; Cable connected; Broadband internet
• Home design: Mobile/manufactured home in a rented-lot community; Located on a private, paved road; Part of an over-55 mobile home park community
• Construction: Built in 1969; Metal siding; Composition roof
• Exterior features: Covered patio/deck; Wire fencing; Storage shed; Garden; Irrigation available with sprinkler system; Bus on city route

Interior

• Kitchen: Refrigerator; Oven/Range (freestanding); Gas range; Laminate counters
• Bedrooms: Two bedrooms on the main level (primary approx. 11 x 9, second approx. 12 x 12)
• Flooring: Carpet; Vinyl
• Bathrooms: One bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Gas water heater (tank)
• Interior features: Den/office; Walk-in closet(s); Laminate counters
• Laundry & utility: Washer; Dryer; Utility room on main level (approx. 9 x 22)

🏷️ Possibly a rental listed for sale. The $29,900 price doesn't fit this home's estimated sale value (~$74,400) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.5% 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: 1 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $1k of equity ($207 loan paydown + $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $28k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $27,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 4.81% ✓
• Cap rate: 22.54%
• Cash-on-cash: 58.01%
• DSCR: 3.58
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $74,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1715 W Flamingo Ave Trlr13 Ave	0.00mi	2/1.0 (-1)	840 (+5%)	14mo	$88,500	$105	75
1715 W Flamingo Ave #70	0.00mi	2/1.5 (-1)	840 (+5%)	15mo	$87,800	$105	72
1410 W Flamingo Ave Trlr 12	0.23mi	2/1.0 (-1)	768 (-4%)	15mo	$49,990	$65	66
1320 W Flamingo #23	0.37mi	2/1.0 (-1)	728 (-9%)	1mo	$60,000	$82	62
1410 W Flamingo #21	0.23mi	2/1.0 (-1)	732 (-8%)	12mo	$54,900	$75	60
1410 W Flamingo #129	0.23mi	2/1.0 (-1)	728 (-9%)	16mo	$68,000	$93	56
1401 N Midland Blvd #26	0.44mi	2/1.0 (-1)	728 (-9%)	16mo	$65,000	$89	46
816 N Midland Blvd #2 #2	0.64mi	2/1.0 (-1)	728 (-9%)	7mo	$79,999	$110	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.3%
• Equity multiple: 4.55×
• Total profit: $29,722
• Equity at exit: $13,444

10-year hold

• IRR: 63.0%
• Equity multiple: 9.38×
• Total profit: $70,161
• Equity at exit: $20,719

Cash invested: $8,372 (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 83651-1666

• Active inventory: 1
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$157
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$12
• HOA: −$540
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $405

Break-even live

Break-even rent $925

Max offer price $29,900

Occupancy floor 67%

Sensitivity live

Price	-10% $422	-5% $413	+0% $405	+5% $396	+10% $388
Rent	-10% $291	-5% $348	+0% $405	+5% $461	+10% $518
Rate	-1.0pp $420	-0.5pp $412	base $405	+0.5pp $397	+1.0pp $389

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1805 W Bella Ln Nampa, ID	2.0	2.0	965	$1,395	$1.45	22d	1	0.14mi
1435 W Bonneville Cir Unit 1470-103 Nampa, ID	2.0	1.5	970	$1,350	$1.39	4d	1	0.15mi
1865 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	24d	1	0.15mi
1825 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	24d	1	0.15mi
1925 W Bella Ln Nampa, ID	2.0	2.0	965	$1,395	$1.45	24d	1	0.16mi
1490 W Bonneville Cir Nampa, ID	2.0	1.5	970	$1,350	$1.39	24d	1	0.17mi
1860 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	15d	1	0.17mi
1920 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	24d	1	0.19mi
1013 W Willow Ave Nampa, ID	3.0	1.0	900	$1,500	$1.67	15d	1	0.47mi
1275 Caldwell Blvd Nampa, ID	1.0–3.0	1.0–2.0	921	$1,900	$2.06	24d	1	0.48mi
11179 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	4d	1	0.57mi
11199 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	24d	1	0.58mi
11188 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	24d	1	0.58mi
11004 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	22d	1	0.60mi
11010 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	24d	1	0.60mi
11160 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	24d	1	0.62mi
11028 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	24d	1	0.63mi
11159 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	24d	1	0.64mi
15690 N Knightgate Ln Nampa, ID	2.0–3.0	2.0–3.0	1239	$1,825	$1.47	4d	3	0.64mi
11034 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	20d	1	0.64mi
11039 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	11d	1	0.64mi
15550 N Kodee Way Nampa, ID	2.0	2.0	900	$1,395	$1.55	15d	1	0.65mi
11130 W Ashburn Ln Nampa, ID	2.0	2.0	1106	$1,650	$1.49	15d	2	0.67mi
11144 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	3d	1	0.70mi
11139 W Brassy Cove Loop Unit 201 Nampa, ID	2.0	2.0	900	$1,395	$1.55	22d	1	0.72mi
11139 W Brassy Cove Loop Nampa, ID	2.0	2.0	945	$1,395	$1.48	15d	1	0.72mi
11082 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	11d	1	0.73mi
11132 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	4d	1	0.74mi
11106 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	3d	1	0.74mi
11215 W Ashburn Ln Nampa, ID	2.0–3.0	2.0–3.0	1176	$1,825	$1.55	3d	2	0.74mi
11103 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	3d	1	0.77mi
151 N Midland Blvd Unit 101 Nampa, ID	2.0	2.0	930	$1,325	$1.42	15d	1	0.88mi
151 N Midland Blvd Unit 103 Nampa, ID	2.0	2.0	930	$1,325	$1.42	24d	1	0.88mi
2410 W Vanderbilt Ln Nampa, ID	1.0–3.0	1.0–2.0	1029	$2,425	$2.36	3d	30	0.90mi
450 W Orchard Ave Nampa, ID	1.0–3.0	1.0–2.0	1129	$1,699	$1.50	4d	11	0.91mi
16060 N Merchant Way Nampa, ID	2.0–3.0	2.0	1115	$1,695	$1.52	4d	1	0.96mi
9848 W Sand Hill Dr Nampa, ID	1.0–3.0	1.0–2.0	1008	$1,650	$1.64	24d	1	1.03mi
617 Purple Sage Dr Nampa, ID	3.0	2.0	1104	$1,795	$1.63	24d	1	1.12mi

HOA detail

• Monthly dues: $540 · $6,480/yr
• Likely covers: watersewertrash

Listing history 25 events

1. 2026-06-18
   days on market $29,900 Active 95 DOM
2. 2026-06-17
   days on market $29,900 Active 94 DOM
3. 2026-06-16
   days on market $29,900 Active 93 DOM
4. 2026-06-15
   days on market $29,900 Active 92 DOM
5. 2026-06-13
   days on market $29,900 Active 90 DOM
6. 2026-06-13
   days on market $29,900 Active 89 DOM
7. 2026-06-10
   days on market $29,900 Active 87 DOM
8. 2026-06-09
   days on market $29,900 Active 86 DOM
9. 2026-06-08
   days on market $29,900 Active 85 DOM
10. 2026-06-07
    days on market $29,900 Active 84 DOM
11. 2026-06-03
    days on market $29,900 Active 80 DOM
12. 2026-06-03
    days on market $29,900 Active 79 DOM
13. 2026-06-01
    days on market $29,900 Active 78 DOM
14. 2026-05-31
    days on market $29,900 Active 77 DOM
15. 2026-04-23
    price $29,900
16. 2026-04-09
    price $39,900
17. 2026-04-02
    price $46,900
18. 2026-03-25
    price $49,900
19. 2026-03-15
    listed $57,900 Active
20. 2025-11-15
    historical
21. 2025-09-08
    price $67,000
22. 2025-08-11
    price $74,777
23. 2025-07-01
    price $78,500
24. 2025-06-19
    listed $87,900 Active
25. 2013-06-05
    listed $6,000

ⓘ 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: $261 · $22/mo
• Projected year-2 tax: $261 · $22/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,251
• − Mortgage interest: −$1,675
• − Property taxes: −$261
• − Insurance: −$150
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − HOA: −$6,480
• − Depreciation: −$870
• Taxable income: $5,056
• Est. tax owed @ 24.0%: −$1,213
• After-tax cash flow: $3,643/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

+398.3% since first listed

11 events — show timeline

• 2026-04-23 Price Changed $29,900 IMLS
• 2026-04-09 Price Changed $39,900 IMLS
• 2026-04-02 Price Changed $46,900 IMLS
• 2026-03-25 Price Changed $49,900 IMLS
• 2026-03-15 Listed $57,900 IMLS
• 2025-11-15 Listing Removed — IMLS
• 2025-09-08 Price Changed $67,000 IMLS
• 2025-08-11 Price Changed $74,777 IMLS
• 2025-07-01 Price Changed $78,500 IMLS
• 2025-06-19 Listed $87,900 IMLS
• 2013-06-05 Listed $6,000 IMLS

Property tax history

+6.2%/yr

Latest (2025): $261 · +30.4% YoY. Source: county tax records.