1410 W Flamingo Avenue #108 #108 · Nampa, ID 83651

$114,000

3 bd · 1.5 ba · 1,308 sqft · Manufactured public records · 31 Days on market

Built 1989 Est $166k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

This 3 bedroom, 2 bath manufactured home offers a practical layout and a larger lot within a well-kept mobile home park—providing both space and potential. Recently remodeled for a clean new home feel. Large main living area and spacious rooms. The larger lot offers added outdoor space for relaxing, gardening, or future enhancements—set within a community that is cared for and conveniently located. Seller prepared to help buyer with financing, please ask about seller carry loan or for recommended lenders! Seller Promo! 3 Months prepaid lot rent - paid by seller with approved offer!

Key facts

• Recently remodeled
• Main living area
• Larger lot

Tags

• LARGER LOT
• RECENTLY REMODELED
• MAIN LIVING AREA
• OUTDOOR SPACE

Property features AI

Finance

• Other: Property currently in a mobile home park (rented lot)
• HOA & community: Located in Karcher Estates mobile home park

Exterior

• Parking: Carport for 2 vehicles; Finished driveway; 2 covered parking spaces
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot
• Construction: Built in 1989; Wood siding; Composition roof
• Exterior features: Partial metal and wire fencing; Storage shed; Located on a cul-de-sac; Irrigation system with manual sprinklers; Winter access

Interior

• Kitchen: Dishwasher; Microwave; Freestanding oven/range; Pantry
• Bedrooms: 3 bedrooms — all on the main level
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Primary bathroom with double vanity; Bath in master bedroom; Den/office; Pantry; All main living areas located on the main level
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $114k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: 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 $788 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $110,580 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.61%
• DSCR: 1.83
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $166,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 W Flamingo Ave #42 #42	0.00mi	3/2.0	1,248 (-5%)	11mo	$99,900	$80	81
1410 Flamingo Ave #49	0.00mi	3/2.0	1,440 (+10%)	2mo	$79,900	$55	80
1907 W Flamingo Ave #79	0.38mi	3/2.0	1,348 (+3%)	2mo	$175,000	$130	74
1907 W Flamingo Ave #74	0.38mi	3/2.0	1,364 (+4%)	1mo	$179,900	$132	73
1907 Flamingo #109	0.38mi	3/2.0	1,368 (+5%)	3mo	$179,900	$132	71
1410 Flamingo #73	0.00mi	2/1.0 (-1)	1,198 (-8%)	11mo	$75,000	$63	70
1907 W Flamingo Ave #169	0.38mi	3/2.0	1,348 (+3%)	8mo	$174,900	$130	69
1907 W Flamingo #158	0.38mi	3/2.0	1,216 (-7%)	2mo	$285,000	$234	67
1715 Flamingo Unit 61A	0.23mi	2/2.0 (-1)	1,152 (-12%)	1mo	$85,000	$74	62
1907 W Flamingo Ave Unit 125 Unit 125	0.38mi	3/2.0	1,404 (+7%)	8mo	$160,000	$114	62
1907 W Flamingo Ave #152	0.38mi	2/2.0 (-1)	1,452 (+11%)	3mo	$160,000	$110	55
1907 W Flamingo Ave Unit 86 #86	0.38mi	2/2.0 (-1)	1,486 (+14%)	11mo	$189,086	$127	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 · 6.41% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.58×
• Total profit: $18,543
• Equity at exit: $16,998

10-year hold

• IRR: 25.1%
• Equity multiple: 3.53×
• Total profit: $80,899
• Equity at exit: $9,857

Cash invested: $31,920 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$598
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $495

Break-even live

Break-even rent $923

Max offer price $114,000

Occupancy floor 63%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1825 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	0.14mi
1805 W Bella Ln Nampa, ID	2.0	2.0	965	$1,395	$1.45	21d	1	0.15mi
1860 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	14d	1	0.16mi
1865 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	0.18mi
1920 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	0.20mi
1435 W Bonneville Cir Unit 1470-103 Nampa, ID	2.0	1.5	970	$1,350	$1.39	3d	1	0.21mi
1925 W Bella Ln Nampa, ID	2.0	2.0	965	$1,395	$1.45	23d	1	0.21mi
1490 W Bonneville Cir Nampa, ID	2.0	1.5	970	$1,350	$1.39	23d	1	0.24mi
1275 Caldwell Blvd Nampa, ID	1.0–3.0	1.0–2.0	921	$1,900	$2.06	23d	1	0.26mi
2084 W Bella Ln Unit 1460910P Nampa, ID	3.0	2.0	1237	$3,905	$3.16	23d	1	0.26mi
1013 W Willow Ave Nampa, ID	3.0	1.0	900	$1,500	$1.67	14d	1	0.45mi
1215 N Benewah St Nampa, ID	3.0	2.0	1219	$1,250	$1.03	14d	1	0.50mi
11179 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	3d	1	0.63mi
11199 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.66mi
11188 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.66mi
15690 N Knightgate Ln Nampa, ID	2.0–3.0	2.0–3.0	1239	$1,825	$1.47	3d	3	0.67mi
11010 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.67mi
11004 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	21d	1	0.68mi
11160 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.68mi
11159 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.70mi
11028 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.71mi
11130 W Ashburn Ln Nampa, ID	2.0	2.0	1106	$1,650	$1.49	14d	2	0.71mi
11034 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	19d	1	0.72mi
15550 N Kodee Way Nampa, ID	2.0	2.0	900	$1,395	$1.55	14d	1	0.72mi
11039 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	10d	1	0.73mi
16060 N Merchant Way Nampa, ID	2.0–3.0	2.0	1115	$1,695	$1.52	3d	1	0.75mi
11144 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	3d	1	0.77mi
1820 W Camelot Dr Nampa, ID	3.0	2.0	1400	$2,195	$1.57	3d	1	0.77mi
11139 W Brassy Cove Loop Nampa, ID	2.0	2.0	945	$1,395	$1.48	14d	1	0.78mi
11139 W Brassy Cove Loop Unit 201 Nampa, ID	2.0	2.0	900	$1,395	$1.55	21d	1	0.78mi
11215 W Ashburn Ln Nampa, ID	2.0–3.0	2.0–3.0	1176	$1,825	$1.55	3d	2	0.80mi
11214 W Ashburn Ln Nampa, ID	3.0	3.0	1301	$1,825	$1.40	3d	2	0.80mi
9848 W Sand Hill Dr Nampa, ID	1.0–3.0	1.0–2.0	1008	$1,650	$1.64	23d	1	0.81mi
11132 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	3d	1	0.81mi
11082 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	10d	1	0.81mi
11106 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	3d	1	0.82mi
11103 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	3d	1	0.85mi
450 W Orchard Ave Nampa, ID	1.0–3.0	1.0–2.0	1129	$1,699	$1.50	3d	11	0.92mi
151 N Midland Blvd Unit 101 Nampa, ID	2.0	2.0	930	$1,325	$1.42	14d	1	1.03mi
151 N Midland Blvd Unit 103 Nampa, ID	2.0	2.0	930	$1,325	$1.42	23d	1	1.03mi

Listing history 39 events

1. 2026-06-18
   days on market $114,000 Active 31 DOM
2. 2026-06-17
   price $114,000 Active 30 DOM
3. 2026-06-17
   days on market $117,000 Active 30 DOM
4. 2026-06-16
   days on market $117,000 Active 29 DOM
5. 2026-06-15
   days on market $117,000 Active 28 DOM
6. 2026-06-13
   days on market $117,000 Active 26 DOM
7. 2026-06-13
   days on market $117,000 Active 25 DOM
8. 2026-06-10
   days on market $117,000 Active 23 DOM
9. 2026-06-09
   days on market $117,000 Active 22 DOM
10. 2026-06-08
    days on market $117,000 Active 21 DOM
11. 2026-06-07
    remarks 589-char remark
12. 2026-06-07
    pricedays on market $117,000 Active 20 DOM
13. 2026-06-03
    days on market $120,000 Active 16 DOM
14. 2026-06-03
    days on market $120,000 Active 15 DOM
15. 2026-06-01
    days on market $120,000 Active 14 DOM
16. 2026-05-31
    days on market $120,000 Active 13 DOM
17. 2026-05-18
    listed $120,000 Active
18. 2026-05-01
    historical
19. 2026-01-02
    price $122,900
20. 2025-12-03
    listed $129,900 Active
21. 2025-11-01
    historical
22. 2025-08-21
    price $129,900
23. 2025-07-10
    price $133,000
24. 2025-04-25
    listed $134,900 Active
25. 2025-03-18
    historical
26. 2025-02-17
    price $139,999
27. 2025-02-10
    listed $150,000 Active
28. 2023-08-01
    soldstatus Sold
29. 2023-07-22
    status Pending
30. 2023-07-16
    price $135,900
31. 2023-07-12
    price $145,000
32. 2023-06-23
    listed $150,000 Active
33. 2023-05-23
    soldstatus Sold
34. 2023-05-05
    status Pending
35. 2023-05-04
    listed $119,900 Active
36. 2023-04-29
    historical
37. 2023-04-21
    listed $119,900 Active
38. 2003-04-14
    soldstatus
39. 2003-02-24
    listed $22,900

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,005 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,595
• − Mortgage interest: −$6,386
• − Property taxes: −$1,005
• − Insurance: −$570
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$3,316
• Taxable income: $4,342
• Est. tax owed @ 24.0%: −$1,042
• After-tax cash flow: $4,899/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

+424.0% since first listed

23 events — show timeline

• 2026-05-18 Listed $120,000 IMLS
• 2026-05-01 Listing Removed — IMLS
• 2026-01-02 Price Changed $122,900 IMLS
• 2025-12-03 Listed $129,900 IMLS
• 2025-11-01 Listing Removed — IMLS
• 2025-08-21 Price Changed $129,900 IMLS
• 2025-07-10 Price Changed $133,000 IMLS
• 2025-04-25 Listed $134,900 IMLS
• 2025-03-18 Listing Removed — IMLS
• 2025-02-17 Price Changed $139,999 IMLS
• 2025-02-10 Listed $150,000 IMLS
• 2023-08-01 Sold (MLS) — IMLS
• 2023-07-22 Pending — IMLS
• 2023-07-16 Price Changed $135,900 IMLS
• 2023-07-12 Price Changed $145,000 IMLS
• 2023-06-23 Listed $150,000 IMLS
• 2023-05-23 Sold (MLS) — IMLS
• 2023-05-05 Pending — IMLS
• 2023-05-04 Listed $119,900 IMLS
• 2023-04-29 Listing Removed — IMLS
• 2023-04-21 Listed $119,900 IMLS
• 2003-04-14 Sold (MLS) — IMLS
• 2003-02-24 Listed $22,900 IMLS

Property tax history

+14.7%/yr

Latest (2025): $1,005 · +10.9% YoY. Source: county tax records.