5318 E Grizzly · Nampa, ID 83687

$565,000

4 bd · 2.5 ba · 2,690 sqft · Other public records · 3 Days on market

Built 2025 Good condition 8,712 sqft lot $54/mo HOA · 1% 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 +12.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Embrace the comforts of a brand new home in Nampa, Idaho. Achieve it all in the Amelia 2636! The main level is ideal for hosting gatherings or a cozy night in, and the patio is perfectly situated to blend outdoor unwinding and indoor relaxation. Escape upstairs to find all bedrooms positioned cleverly around a large loft. The primary suite contains an en suite bathroom and a truly impressive walk-in closet. The kitchen comes with stainless steel appliances and stylish solid surface countertops, adding both functionality and aesthetics to the kitchen. The versatile layout offers options for a home office, playroom, or exercise space, ensuring every need is met. With a thoughtful floor plan, unbeatable square footage, and an abundance of flexible living spaces, the Amelia makes it easy to love where you live. Photos are of the actual home!

Key facts

• Custom cabinets
• Automatic sprinklers
• Attached shed

Tags

• CUSTOM CABINETS
• PATIO COVER
• ATTACHED SHED
• DOUBLE GATES
• BACKYARD LANDSCAPED
• AUTOMATIC SPRINKLERS

Property features AI

Finance

• Other: Subdivision: Spring Hollow Ranch
• HOA & community: Homeowners association with annual fee of $650

Exterior

• Parking: Attached garage with 3 covered spaces; RV access/parking
• Utilities: City water service; Cable connected
• Home design: Single-family residence; Entry and main living on main level with bedrooms on upper level; Built in 2025; HardiPlank-style exterior
• Construction: HardiPlank-type siding; Crawl space foundation; Built in 2025
• Exterior features: Vinyl fencing; Covered patio/deck; Irrigation available; Automatic sprinkler system; Full pressurized irrigation sprinkler system; Paved road access; Standard lot (6000–9999 SF)

Interior

• Kitchen: Kitchen on main level (approx. 9 x 14); Kitchen island; Pantry; Quartz counters; Dishwasher; Disposal; Microwave; Freestanding oven/range
• Bedrooms: 4 bedrooms (all on upper level); Primary suite on upper level (approx. 16 x 14); Bedroom 2 on upper level (approx. 11 x 11); Bedroom 3 on upper level (approx. 11 x 11); Bedroom 4 on upper level (approx. 10 x 11)
• Flooring: Carpet
• Bathrooms: 3 bathrooms; Primary bathroom includes double vanity
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Master bath; Split bedroom floorplan; Den/office; Family room; Great room; Double vanity sinks; Walk-in closets; Pantry; Kitchen island; Quartz countertops
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $565k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-67 ($-800/yr) — negative.
• To cash-flow at today's rent, offer at most $553k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $415k (26.5% below list).
• Recommended offer: $415k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); Sage Valley Middle School (math 27% / reading 55%, grade F, #68 of 109 statewide, top 62%, 810 students, 28% FRL); Ridgevue High School (math 27% / reading 67%, grade D-, #55 of 169 statewide, top 34%, 1,578 students, 31% FRL) — zoned schools average 31% FRL vs 52% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.4%/yr); 638 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).
• At $4,155/mo this rent would consume 65% 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 $17k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $415,493 (26.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.74% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-94,231
• Equity at exit: $84,243

10-year hold

• IRR: -8.0%
• Equity multiple: 0.49×
• Total profit: $-81,004
• Equity at exit: $48,851

Cash invested: $158,200 (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: 638
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $4,155 high
• Mortgage (P&I): −$2,963
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$235
• HOA: −$54
• Vacancy / Maint / Mgmt: −$873
• Net cashflow: $-67

Break-even live

Break-even rent $4,239

Max offer price $553,225

Occupancy floor 97%

Sensitivity live

Price	-10% $253	-5% $93	+0% $-67	+5% $-871	+10% $-1,067
Rent	-10% $-395	-5% $-231	+0% $-67	+5% $97	+10% $262
Rate	-1.0pp $218	-0.5pp $77	base $-67	+0.5pp $-213	+1.0pp $-362

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: $141,250
• Closing costs: $16,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	16d	1	0.23mi
5553 E Bollo St Unit 1322139P Nampa, ID	3.0	2.5	1991	$3,376	$1.70	13d	1	0.53mi
5643 E Bollo St Unit 1250641P Nampa, ID	3.0	2.5	1797	$3,396	$1.89	13d	1	0.57mi
16852 Idaho Center Blvd Nampa, ID	3.0	2.5	1558	$1,762	$1.13	4d	3	0.85mi
7003 W Redwood Creek Dr Meridian, ID	4.0	2.0	2025	$2,650	$1.31	16d	1	1.47mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 22 events

1. 2026-06-21
   days on market $565,000 Active 3 DOM
2. 2026-06-19
   remarks 698-char remark
3. 2026-06-19
   pricedays on marketlisting id $565,000 Active 1 DOM
4. 2026-06-17
   days on market $579,000 Active 28 DOM
5. 2026-06-16
   days on market $579,000 Active 27 DOM
6. 2026-06-15
   days on market $579,000 Active 26 DOM
7. 2026-06-13
   days on market $579,000 Active 24 DOM
8. 2026-06-13
   days on market $579,000 Active 23 DOM
9. 2026-06-10
   days on market $579,000 Active 21 DOM
10. 2026-06-09
    days on market $579,000 Active 20 DOM
11. 2026-06-08
    days on market $579,000 Active 19 DOM
12. 2026-06-07
    remarks 680-char remark
13. 2026-06-07
    days on market $579,000 Active 18 DOM
14. 2026-06-03
    days on market $579,000 Active 14 DOM
15. 2026-06-03
    days on market $579,000 Active 13 DOM
16. 2026-06-01
    days on market $579,000 Active 12 DOM
17. 2026-05-31
    days on market $579,000 Active 11 DOM
18. 2026-05-20
    listed $579,000 Active
19. 2025-04-22
    soldstatus
20. 2025-04-21
    soldstatus Sold 849-char remark

    Show marketing remark (849 chars)

    Embrace the comforts of a brand new home in Nampa, Idaho. Achieve it all in the Amelia 2636! The main level is ideal for hosting gatherings or a cozy night in, and the patio is perfectly situated to blend outdoor unwinding and indoor relaxation. Escape upstairs to find all bedrooms positioned cleverly around a large loft. The primary suite contains an en suite bathroom and a truly impressive walk-in closet. The kitchen comes with stainless steel appliances and stylish solid surface countertops, adding both functionality and aesthetics to the kitchen. The versatile layout offers options for a home office, playroom, or exercise space, ensuring every need is met. With a thoughtful floor plan, unbeatable square footage, and an abundance of flexible living spaces, the Amelia makes it easy to love where you live. Photos are of the actual home!

21. 2025-03-31
    status Pending 849-char remark

    Show marketing remark (849 chars)

    Embrace the comforts of a brand new home in Nampa, Idaho. Achieve it all in the Amelia 2636! The main level is ideal for hosting gatherings or a cozy night in, and the patio is perfectly situated to blend outdoor unwinding and indoor relaxation. Escape upstairs to find all bedrooms positioned cleverly around a large loft. The primary suite contains an en suite bathroom and a truly impressive walk-in closet. The kitchen comes with stainless steel appliances and stylish solid surface countertops, adding both functionality and aesthetics to the kitchen. The versatile layout offers options for a home office, playroom, or exercise space, ensuring every need is met. With a thoughtful floor plan, unbeatable square footage, and an abundance of flexible living spaces, the Amelia makes it easy to love where you live. Photos are of the actual home!

22. 2024-12-23
    listed $539,990 Active 849-char remark

    Show marketing remark (849 chars)

    Embrace the comforts of a brand new home in Nampa, Idaho. Achieve it all in the Amelia 2636! The main level is ideal for hosting gatherings or a cozy night in, and the patio is perfectly situated to blend outdoor unwinding and indoor relaxation. Escape upstairs to find all bedrooms positioned cleverly around a large loft. The primary suite contains an en suite bathroom and a truly impressive walk-in closet. The kitchen comes with stainless steel appliances and stylish solid surface countertops, adding both functionality and aesthetics to the kitchen. The versatile layout offers options for a home office, playroom, or exercise space, ensuring every need is met. With a thoughtful floor plan, unbeatable square footage, and an abundance of flexible living spaces, the Amelia makes it easy to love where you live. Photos are of the actual home!

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $3,898 · $325/mo
• Expected delta: +$2,738/yr (+$228/mo · 235.9%)

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

Taxation est. · year 1

• Rental income: $49,859
• − Mortgage interest: −$31,649
• − Property taxes: −$1,161
• − Insurance: −$2,825
• − Repairs & maintenance: −$3,989
• − Management: −$3,989
• − HOA: −$648
• − Depreciation: −$16,436
• Taxable loss: −$10,837
• Est. tax savings @ 24.0%: +$2,601
• After-tax cash flow: $1,801/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

Good 80/100 Cosmetic rehab

This 1-year-old home in Nampa, Idaho, is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with updates that can further enhance its value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home integration — increases home's marketability and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases home's marketability 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

+7.2% since first listed

5 events — show timeline

• 2026-05-20 Listed $579,000 IMLS
• 2025-04-22 Sold (Public Records) — Public Records
• 2025-04-21 Sold (MLS) — IMLS
• 2025-03-31 Pending — IMLS
• 2024-12-23 Listed $539,990 IMLS

Property tax history

+13.8%/yr

Latest (2025): $1,161 · +13.8% YoY. Source: county tax records.