1715 W Flamingo Ave · Nampa, ID 83651

$120,000

2 bd · 20.0 ba · 1,306 sqft · Manufactured · 27 Days on market

Built 1995 Est $166k · 28% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• 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

100% remodeled. Best home in the park. You would never think you were in a mobile home This is a very custom mobile home. High end appliances, heavily insulated, solid surface flooring, enclosed carport. Large yard, 200sf st shed with electric. Koi pond, fruit trees planter boxes. . so much more

Key facts

• Remodeled
• Enclosed carport
• Heavily insulated

Tags

• REMODELED
• CUSTOM MOBILE HOME
• HIGH END APPLIANCES
• HEAVILY INSULATED
• SOLID SURFACE FLOORING
• ENCLOSED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/20.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• 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.
• 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 15d 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 26y 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 $118,200 (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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $165,862
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1907 W Flamingo Ave #79	0.17mi	3/2.0 (+1)	1,348 (+3%)	2mo	$175,000	$130	65
1907 W Flamingo Ave #74	0.17mi	3/2.0 (+1)	1,364 (+4%)	1mo	$179,900	$132	64
1907 Flamingo #109	0.17mi	3/2.0 (+1)	1,368 (+5%)	3mo	$179,900	$132	62
1907 W Flamingo Ave #169	0.17mi	3/2.0 (+1)	1,348 (+3%)	8mo	$174,900	$130	61
1907 W Flamingo #158	0.17mi	3/2.0 (+1)	1,216 (-7%)	2mo	$285,000	$234	59
1715 Flamingo Unit 61A	0.02mi	2/2.0	1,152 (-12%)	1mo	$85,000	$74	59
1410 W Flamingo Ave #42 #42	0.21mi	3/2.0 (+1)	1,248 (-4%)	11mo	$99,900	$80	54
1907 W Flamingo Ave Unit 125 Unit 125	0.17mi	3/2.0 (+1)	1,404 (+8%)	8mo	$160,000	$114	53
1410 Flamingo Ave #49	0.21mi	3/2.0 (+1)	1,440 (+10%)	2mo	$79,900	$55	52
1907 W Flamingo Ave #152	0.17mi	2/2.0	1,452 (+11%)	3mo	$160,000	$110	51
1410 Flamingo #73	0.21mi	2/1.0	1,198 (-8%)	11mo	$75,000	$63	47
1907 W Flamingo Ave Unit 86 #86	0.17mi	2/2.0	1,486 (+14%)	11mo	$189,086	$127	40

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: 4.2%
• Equity multiple: 1.17×
• Total profit: $5,663
• Equity at exit: $17,892

10-year hold

• IRR: 16.7%
• Equity multiple: 2.59×
• Total profit: $53,304
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,446 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $313

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 73%

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: $30,000
• Closing costs: $3,600
• 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	21d	1	0.14mi
1435 W Bonneville Cir Unit 1470-103 Nampa, ID	2.0	1.5	970	$1,350	$1.39	3d	1	0.15mi
1865 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	0.15mi
1825 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	0.15mi
1925 W Bella Ln Nampa, ID	2.0	2.0	965	$1,395	$1.45	23d	1	0.16mi
1490 W Bonneville Cir Nampa, ID	2.0	1.5	970	$1,350	$1.39	23d	1	0.17mi
1860 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	14d	1	0.17mi
1920 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	0.19mi
2084 W Bella Ln Unit 1460910P Nampa, ID	3.0	2.0	1237	$3,905	$3.16	23d	1	0.28mi
1013 W Willow Ave Nampa, ID	3.0	1.0	900	$1,500	$1.67	14d	1	0.47mi
1275 Caldwell Blvd Nampa, ID	1.0–3.0	1.0–2.0	921	$1,625	$1.76	23d	1	0.48mi
1215 N Benewah St Nampa, ID	3.0	2.0	1219	$1,250	$1.03	14d	1	0.54mi
1820 W Camelot Dr Nampa, ID	3.0	2.0	1400	$2,195	$1.57	3d	1	0.55mi
11179 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	3d	1	0.57mi
11199 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.58mi
11188 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.58mi
11004 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	21d	1	0.60mi
11010 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.60mi
11160 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.62mi
11028 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.63mi
11159 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.64mi
15690 N Knightgate Ln Nampa, ID	2.0–3.0	2.0–3.0	1239	$1,650	$1.33	3d	3	0.64mi
11034 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	19d	1	0.64mi
11039 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	10d	1	0.64mi
15550 N Kodee Way Nampa, ID	2.0	2.0	900	$1,395	$1.55	14d	1	0.65mi
11130 W Ashburn Ln Nampa, ID	2.0	2.0	1106	$1,650	$1.49	14d	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	14d	1	0.72mi
11139 W Brassy Cove Loop Unit 201 Nampa, ID	2.0	2.0	900	$1,395	$1.55	21d	1	0.72mi
11082 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	10d	1	0.73mi
11132 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	3d	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	$1,499	$1.27	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	23d	1	0.88mi
151 N Midland Blvd Unit 101 Nampa, ID	2.0	2.0	930	$1,325	$1.42	14d	1	0.88mi
2410 W Vanderbilt Ln Nampa, ID	1.0–3.0	1.0–2.0	1029	$1,955	$1.90	3d	30	0.90mi
450 W Orchard Ave Nampa, ID	1.0–3.0	1.0–2.0	1129	$1,512	$1.34	3d	11	0.91mi
16060 N Merchant Way Nampa, ID	2.0–3.0	2.0	1115	$1,525	$1.37	3d	1	0.96mi

Listing history 37 events

1. 2026-06-18
   days on market $120,000 Active 27 DOM
2. 2026-06-17
   days on market $120,000 Active 26 DOM
3. 2026-06-16
   days on market $120,000 Active 25 DOM
4. 2026-06-15
   days on market $120,000 Active 24 DOM
5. 2026-06-13
   days on market $120,000 Active 22 DOM
6. 2026-06-13
   days on market $120,000 Active 21 DOM
7. 2026-06-10
   days on market $120,000 Active 19 DOM
8. 2026-06-09
   days on market $120,000 Active 18 DOM
9. 2026-06-08
   days on market $120,000 Active 17 DOM
10. 2026-06-07
    days on market $120,000 Active 16 DOM
11. 2026-06-03
    days on market $120,000 Active 12 DOM
12. 2026-06-03
    days on market $120,000 Active 11 DOM
13. 2026-06-01
    days on market $120,000 Active 10 DOM
14. 2026-05-31
    days on market $120,000 Active 9 DOM
15. 2026-05-23
    listed $120,000 Active
16. 2026-01-10
    historical $93,500
17. 2026-01-04
    listed $93,500
18. 2025-03-16
    historical
19. 2025-03-10
    listed
20. 2021-06-15
    soldstatus
21. 2021-05-21
    listed $119,000
22. 2012-08-01
    listed $22,000
23. 2012-04-18
    listed $10,000
24. 2010-10-14
    listed $29,000
25. 2010-02-26
    listed $24,500
26. 2009-06-05
    listed $22,000
27. 2004-09-13
    listed $19,000
28. 2002-10-07
    soldstatus
29. 2002-06-14
    soldstatus
30. 2002-04-02
    listed $18,900
31. 2002-01-17
    soldstatus
32. 2002-01-16
    listed $17,000
33. 2001-10-04
    listed $16,500
34. 2001-08-22
    soldstatus
35. 2001-08-01
    soldstatus
36. 2001-04-10
    listed $8,500
37. 2000-06-12
    listed $29,900

ⓘ 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: $17,356
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$3,491
• Taxable income: $1,966
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $3,288/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

+301.3% since first listed

23 events — show timeline

• 2026-05-23 Listed $120,000 FSBO.com
• 2026-01-10 Rental Removed $93,500 LISTANZA
• 2026-01-04 Listed for Rent $93,500 LISTANZA
• 2025-03-16 Rental Removed — LISTANZA
• 2025-03-10 Listed for Rent — LISTANZA
• 2021-06-15 Sold (MLS) — IMLS
• 2021-05-21 Listed $119,000 IMLS
• 2012-08-01 Listed $22,000 IMLS
• 2012-04-18 Listed $10,000 IMLS
• 2010-10-14 Listed $29,000 IMLS
• 2010-02-26 Listed $24,500 IMLS
• 2009-06-05 Listed $22,000 IMLS
• 2004-09-13 Listed $19,000 IMLS
• 2002-10-07 Sold (MLS) — IMLS
• 2002-06-14 Sold (MLS) — IMLS
• 2002-04-02 Listed $18,900 IMLS
• 2002-01-17 Sold (MLS) — IMLS
• 2002-01-16 Listed $17,000 IMLS
• 2001-10-04 Listed $16,500 IMLS
• 2001-08-22 Sold (MLS) — IMLS
• 2001-08-01 Sold (MLS) — IMLS
• 2001-04-10 Listed $8,500 IMLS
• 2000-06-12 Listed $29,900 IMLS