571 Caldwell Blvd · Nampa, ID 83651

$70,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 29 Days on market

Built 2000 Good condition Est $60k · 17% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated 1975 mobile home with modern updates throughout. Be the first to enjoy this fully refreshed home featuring new finishes, updated flooring, upgraded fixtures, and a clean modern feel while still maintaining its cozy charm. This move-in ready home offers a comfortable layout, stylish upgrades, and an inviting atmosphere perfect for everyday living. Affordable, updated, and ready for its next owner.

Key facts

• Built 2000
• Listed 29 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.0% 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.
• 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.
• Market conditions: Rents rising fast (+6.4%/yr); 319 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $68,950 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.90% ✓
• Cap rate: 16.02%
• Cash-on-cash: 34.75%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $59,808
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
571 Caldwell Blvd #17	0.09mi	2/1.0	672 (0%)	9mo	$40,000	$60	88
816 N Midland Blvd #2 #2	0.26mi	2/1.0	728 (+8%)	7mo	$79,999	$110	68
1320 W Flamingo #23	0.41mi	2/1.0	728 (+8%)	1mo	$60,000	$82	66
1401 N Midland Blvd #26	0.23mi	2/1.0	728 (+8%)	16mo	$65,000	$89	62
1410 W Flamingo #21	0.61mi	2/1.0	732 (+9%)	12mo	$54,900	$75	46
1410 W Flamingo #129	0.61mi	2/1.0	728 (+8%)	16mo	$68,000	$93	44
1715 W Flamingo Ave #64 #64	0.64mi	2/1.0	576 (-14%)	8mo	$89,000	$155	39
1410 W Flamingo Ave Trlr 12	0.61mi	2/1.0	768 (+14%)	15mo	$49,990	$65	36

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: 34.1%
• Equity multiple: 2.51×
• Total profit: $29,546
• Equity at exit: $10,437

10-year hold

• IRR: 42.7%
• Equity multiple: 5.75×
• Total profit: $93,140
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $568

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 52%

Sensitivity live

Price	-10% $616	-5% $592	+0% $568	+5% $543	+10% $519
Rent	-10% $462	-5% $515	+0% $568	+5% $620	+10% $673
Rate	-1.0pp $603	-0.5pp $585	base $568	+0.5pp $549	+1.0pp $531

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 W Willow Ave Nampa, ID	1.0	1.0	650	$1,100	$1.69	3d	1	0.19mi
1275 Caldwell Blvd Nampa, ID	1.0–3.0	1.0–2.0	921	$1,625	$1.76	24d	1	0.57mi
9848 W Sand Hill Dr Nampa, ID	1.0–3.0	1.0–2.0	1008	$1,488	$1.48	24d	1	0.92mi
504 5th St S Nampa, ID	1.0	1.0	700	$1,225	$1.75	24d	1	1.38mi
2410 W Vanderbilt Ln Nampa, ID	1.0–3.0	1.0–2.0	1029	$1,955	$1.90	3d	30	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $70,000 Active 29 DOM
2. 2026-06-17
   days on market $70,000 Active 28 DOM
3. 2026-06-16
   days on market $70,000 Active 27 DOM
4. 2026-06-15
   days on market $70,000 Active 26 DOM
5. 2026-06-13
   days on market $70,000 Active 24 DOM
6. 2026-06-10
   days on market $70,000 Active 21 DOM
7. 2026-06-09
   days on market $70,000 Active 20 DOM
8. 2026-06-08
   days on market $70,000 Active 19 DOM
9. 2026-06-07
   days on market $70,000 Active 18 DOM
10. 2026-06-03
    days on market $70,000 Active 14 DOM
11. 2026-06-03
    days on market $70,000 Active 13 DOM
12. 2026-06-01
    days on market $70,000 Active 12 DOM
13. 2026-05-31
    days on market $70,000 Active 11 DOM
14. 2026-05-21
    listed $70,000 Active
15. 2026-01-05
    historical $59,000
16. 2025-10-26
    listed $59,000
17. 2025-09-06
    historical $65,000
18. 2025-07-24
    listed $65,000
19. 2009-06-29
    listed $46,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,969
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$2,036
• Taxable income: $6,057
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $5,357/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 · 1 photo

Good 75/100 Cosmetic rehab

This 1975 mobile home has been beautifully renovated with modern updates, offering a comfortable and stylish living space. It is move-in ready and presents well for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value.
• Both New flooring — New flooring can improve the home's appearance and increase its value for both buyers and renters.
• Both Upgraded fixtures — Modern fixtures can enhance the home's appeal and increase its value for both buyers and renters.
• Both HVAC maintenance or upgrade — A clean and efficient HVAC system can improve comfort and energy efficiency, increasing the home's value.
• Both Landscaping and curb appeal improvements — A well-maintained exterior can enhance the home's curb appeal and increase its value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value. ↑
• Both New flooring — New flooring can improve the home's appearance and increase its value for both buyers and renters. ↑
• Both Upgraded fixtures — Modern fixtures can enhance the home's appeal and increase its value for both buyers and renters. ↑
• Both HVAC maintenance or upgrade — A clean and efficient HVAC system can improve comfort and energy efficiency, increasing the home's value. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can enhance the home's curb appeal and increase its value for both buyers and renters. ↑

ⓘ 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: 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

• 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

+49.3% since first listed

6 events — show timeline

• 2026-05-21 Listed $70,000 FSBO.com
• 2026-01-05 Rental Removed $59,000 LISTANZA
• 2025-10-26 Listed for Rent $59,000 LISTANZA
• 2025-09-06 Rental Removed $65,000 LISTANZA
• 2025-07-24 Listed for Rent $65,000 LISTANZA
• 2009-06-29 Listed $46,900 IMLS