1715 W Flamingo #74 · Nampa, ID 83651

$69,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 90 Days on market

Built 1978

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Large double wide in wonderful condition in well desired 55 and older West Pine community! Some of the updates include a $5000 new upgraded heat pump and water heater and newer roof (built in 2013). Other features include a covered deck on both sides of house, large wheelchair ramp, fenced area for pets, two sheds, exterior solar window shades. Inside you will find 2 bed, 2 bath, 1440sq ft with a 3rd bedroom (no closet) that can be used for an office or storage area, large kitchen with tons of cabinet space, all appliances included (includes washer and dryer), separate living and family rooms with built ins. Backyard has fenced in area for pets and gardening and two sheds. Park fee is $415 a month and includes water, sewer, trash and irrigation. Park also offers RV parking for an extra fee. Located close to shopping and easy access to I-84. Very clean and ready to move into!

Key facts

• Double-wide home
• Wood built-ins
• Larger kitchen

Tags

• DOUBLE-WIDE HOME
• SPACIOUS LIVING ROOM
• WOOD BUILT-INS
• LARGER KITCHEN
• DOUBLE OVEN
• DUAL PANE WINDOWS

Property features AI

Finance

• HOA & community: Located in an over-55 (senior) community

Exterior

• Parking: Covered carport parking for 3 vehicles
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Located in an over-55 community; Built in 1978
• Construction: Composition roof
• Exterior features: Cross-fenced yard; Storage shed; Paved road access

Interior

• Kitchen: Double oven
• Bedrooms: 2 bedrooms — both on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Bath in master bedroom; Laminate counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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); Vallivue Academy (math 24% / reading 75%, grade D+, #40 of 169 statewide, top 26%, 122 students, 77% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising fast (+6.4%/yr); 319 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $477 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $51k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.25% ✓
• Cap rate: 20.52%
• Cash-on-cash: 50.80%
• DSCR: 3.26
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $172,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 Flamingo Ave #49	0.23mi	3/2.0	1,440 (0%)	2mo	$79,900	$55	88
1907 W Flamingo Ave #152	0.15mi	2/2.0 (-1)	1,452 (+1%)	3mo	$160,000	$110	84
1907 W Flamingo #69 #69	0.15mi	3/2.0	1,513 (+5%)	1mo	$168,000	$111	84
1907 W Flamingo Ave #74	0.15mi	3/2.0	1,364 (-5%)	1mo	$179,900	$132	84
1907 W Flamingo Ave #100	0.15mi	3/2.0	1,508 (+5%)	3mo	$189,000	$125	82
1907 Flamingo #109	0.15mi	3/2.0	1,368 (-5%)	3mo	$179,900	$132	82
1907 W Flamingo Ave Unit 125 Unit 125	0.15mi	3/2.0	1,404 (-2%)	8mo	$160,000	$114	82
1907 W Flamingo Ave #79	0.15mi	3/2.0	1,348 (-6%)	2mo	$175,000	$130	81
1907 W Flamingo Ave #169	0.15mi	3/2.0	1,348 (-6%)	8mo	$174,900	$130	76
1907 W Flamingo Ave #88	0.15mi	3/2.0	1,600 (+11%)	5mo	$179,800	$112	70
1907 W Flamingo Ave Trlr 118	0.15mi	3/2.0	1,570 (+9%)	9mo	$189,000	$120	70
1907 W Flamingo Ave Unit 43	0.15mi	3/2.0	1,632 (+13%)	2mo	$179,995	$110	69

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: 52.2%
• Equity multiple: 3.40×
• Total profit: $46,394
• Equity at exit: $10,288

10-year hold

• IRR: 58.8%
• Equity multiple: 7.81×
• Total profit: $131,623
• Equity at exit: $5,966

Cash invested: $19,320 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$362
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $818

Break-even live

Break-even rent $516

Max offer price $69,000

Occupancy floor 42%

Sensitivity live

Price	-10% $857	-5% $837	+0% $818	+5% $798	+10% $779
Rent	-10% $695	-5% $757	+0% $818	+5% $879	+10% $940
Rate	-1.0pp $853	-0.5pp $835	base $818	+0.5pp $800	+1.0pp $782

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 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
2084 W Bella Ln Unit 1460910P Nampa, ID	3.0	2.0	1237	$3,905	$3.16	24d	1	0.28mi
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
1215 N Benewah St Nampa, ID	3.0	2.0	1219	$1,250	$1.03	15d	1	0.54mi
1820 W Camelot Dr Nampa, ID	3.0	2.0	1400	$2,195	$1.57	4d	1	0.55mi
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 Nampa, ID	2.0	2.0	945	$1,395	$1.48	15d	1	0.72mi
11139 W Brassy Cove Loop Unit 201 Nampa, ID	2.0	2.0	900	$1,395	$1.55	22d	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
11214 W Ashburn Ln Nampa, ID	3.0	3.0	1301	$1,825	$1.40	3d	2	0.76mi
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 103 Nampa, ID	2.0	2.0	930	$1,325	$1.42	24d	1	0.88mi
151 N Midland Blvd Unit 101 Nampa, ID	2.0	2.0	930	$1,325	$1.42	15d	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

Listing history 34 events

1. 2026-06-18
   days on market $69,000 Active 90 DOM
2. 2026-06-17
   days on market $69,000 Active 89 DOM
3. 2026-06-16
   days on market $69,000 Active 88 DOM
4. 2026-06-15
   days on market $69,000 Active 87 DOM
5. 2026-06-13
   days on market $69,000 Active 85 DOM
6. 2026-06-13
   days on market $69,000 Active 84 DOM
7. 2026-06-10
   days on market $69,000 Active 82 DOM
8. 2026-06-09
   days on market $69,000 Active 81 DOM
9. 2026-06-08
   days on market $69,000 Active 80 DOM
10. 2026-06-07
    days on market $69,000 Active 79 DOM
11. 2026-06-03
    days on market $69,000 Active 75 DOM
12. 2026-06-03
    days on market $69,000 Active 74 DOM
13. 2026-06-01
    days on market $69,000 Active 73 DOM
14. 2026-05-31
    days on market $69,000 Active 72 DOM
15. 2026-05-06
    price $69,000
16. 2026-04-07
    price $79,995
17. 2026-03-31
    price $88,900
18. 2026-03-20
    listed $119,997 Active
19. 2026-03-19
    historical
20. 2025-12-12
    listed $129,995 Active
21. 2022-09-12
    soldstatus Sold 888-char remark

    Show marketing remark (888 chars)

    Large double wide in wonderful condition in well desired 55 and older West Pine community! Some of the updates include a $5000 new upgraded heat pump and water heater and newer roof (built in 2013). Other features include a covered deck on both sides of house, large wheelchair ramp, fenced area for pets, two sheds, exterior solar window shades. Inside you will find 2 bed, 2 bath, 1440sq ft with a 3rd bedroom (no closet) that can be used for an office or storage area, large kitchen with tons of cabinet space, all appliances included (includes washer and dryer), separate living and family rooms with built ins. Backyard has fenced in area for pets and gardening and two sheds. Park fee is $415 a month and includes water, sewer, trash and irrigation. Park also offers RV parking for an extra fee. Located close to shopping and easy access to I-84. Very clean and ready to move into!

22. 2022-08-15
    status Pending 888-char remark

    Show marketing remark (888 chars)

    Large double wide in wonderful condition in well desired 55 and older West Pine community! Some of the updates include a $5000 new upgraded heat pump and water heater and newer roof (built in 2013). Other features include a covered deck on both sides of house, large wheelchair ramp, fenced area for pets, two sheds, exterior solar window shades. Inside you will find 2 bed, 2 bath, 1440sq ft with a 3rd bedroom (no closet) that can be used for an office or storage area, large kitchen with tons of cabinet space, all appliances included (includes washer and dryer), separate living and family rooms with built ins. Backyard has fenced in area for pets and gardening and two sheds. Park fee is $415 a month and includes water, sewer, trash and irrigation. Park also offers RV parking for an extra fee. Located close to shopping and easy access to I-84. Very clean and ready to move into!

23. 2022-07-13
    listed $115,000 Active 888-char remark

    Show marketing remark (888 chars)

    Large double wide in wonderful condition in well desired 55 and older West Pine community! Some of the updates include a $5000 new upgraded heat pump and water heater and newer roof (built in 2013). Other features include a covered deck on both sides of house, large wheelchair ramp, fenced area for pets, two sheds, exterior solar window shades. Inside you will find 2 bed, 2 bath, 1440sq ft with a 3rd bedroom (no closet) that can be used for an office or storage area, large kitchen with tons of cabinet space, all appliances included (includes washer and dryer), separate living and family rooms with built ins. Backyard has fenced in area for pets and gardening and two sheds. Park fee is $415 a month and includes water, sewer, trash and irrigation. Park also offers RV parking for an extra fee. Located close to shopping and easy access to I-84. Very clean and ready to move into!

24. 2022-07-09
    historical
25. 2022-06-03
    price $127,500
26. 2022-04-19
    price $139,900
27. 2022-03-02
    listed $149,900 Active
28. 2020-10-02
    status Pending
29. 2020-09-09
    price $78,000
30. 2020-08-29
    price $88,000
31. 2020-06-29
    status Active
32. 2020-06-28
    status Pending
33. 2020-06-25
    listed $95,000 Active
34. 2010-02-16
    listed $19,900

ⓘ 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: $204 · $17/mo
• Projected year-2 tax: $476 · $40/mo
• Expected delta: +$272/yr (+$23/mo · 133.2%)

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

Taxation est. · year 1

• Rental income: $18,615
• − Mortgage interest: −$3,865
• − Property taxes: −$204
• − Insurance: −$345
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$2,007
• Taxable income: $9,215
• Est. tax owed @ 24.0%: −$2,212
• After-tax cash flow: $7,603/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

+246.7% since first listed

20 events — show timeline

• 2026-05-06 Price Changed $69,000 IMLS
• 2026-04-07 Price Changed $79,995 IMLS
• 2026-03-31 Price Changed $88,900 IMLS
• 2026-03-20 Listed $119,997 IMLS
• 2026-03-19 Listing Removed — IMLS
• 2025-12-12 Listed $129,995 IMLS
• 2022-09-12 Sold (MLS) — IMLS
• 2022-08-15 Pending — IMLS
• 2022-07-13 Listed $115,000 IMLS
• 2022-07-09 Listing Removed — IMLS
• 2022-06-03 Price Changed $127,500 IMLS
• 2022-04-19 Price Changed $139,900 IMLS
• 2022-03-02 Listed $149,900 IMLS
• 2020-10-02 Pending — IMLS
• 2020-09-09 Price Changed $78,000 IMLS
• 2020-08-29 Price Changed $88,000 IMLS
• 2020-06-29 Relisted — IMLS
• 2020-06-28 Pending — IMLS
• 2020-06-25 Listed $95,000 IMLS
• 2010-02-16 Listed $19,900 IMLS

Property tax history

+0.6%/yr

Latest (2022): $204 · -55.8% YoY. Source: county tax records.