1088 E Rose Island St · Nampa, ID 83686-8574

$449,500

4 bd · 2.5 ba · 2,024 sqft · Other public records · 118 Days on market

Built 2018 6,969 sqft lot $28/mo HOA · 1% of rent

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious, 4-bedroom, single-level home with additional bonus room in South Nampa! One-owner, open greatroom, kitchen bar, all appliances included! South-facing home in Lighthouse Estates!

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 2018

Property features AI

Finance

• Other: Located in the Lighthouse Estates subdivision; Public paved road frontage
• HOA & community: Homeowners association with an annual fee of $330

Exterior

• Parking: Attached 2-car garage; Finished driveway; Covered parking for 2
• Utilities: City water service; Sewer connected; Cable connected; Broadband internet available
• Home design: Single family residence; Built in 2018
• Construction: Frame construction with wood siding; Crawl space foundation; Composition (architectural style) roof; Built by CBH
• Exterior features: Full vinyl fencing; Covered patio/deck; Storage shed; Irrigation available with full/pressurized sprinkler system; Sidewalks

Interior

• Kitchen: Kitchen on main level (approx. 12 x 13); Dishwasher; Disposal; Microwave; Freestanding oven/range; Refrigerator
• Bedrooms: 4 bedrooms — all on the main level; Primary suite approx. 15 x 14; Bedroom 2 approx. 10 x 10; Bedroom 3 approx. 10 x 11; Bedroom 4 approx. 13 x 10
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 3 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Master bedroom with ensuite bath; Master bedroom on main level; Split bedroom floorplan; Den/office; Great room; Walk-in closet(s); Breakfast bar; Pantry; Laminate counters; Main-level utility room (8 x 7)
• Laundry & utility: Washer and dryer included; Gas tank water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $450k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $443k (1.5% below list).
• Recommended offer: $409k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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-, amenities F, commute 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.
• Zoned schools: Lake Ridge Elementary (math 39% / reading 42%, grade F, #223 of 357 statewide, top 63%, 490 students, 35% FRL); Skyview High School (math 26% / reading 48%, grade F, #100 of 169 statewide, top 61%, 1,152 students, 32% FRL) — zoned schools average 34% FRL vs 51% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• In year one you build about $17k of equity ($3k loan paydown + $13k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $126k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $409,045 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.99% ✗
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.4%
• Equity multiple: 1.82×
• Total profit: $103,507
• Equity at exit: $202,115

10-year hold

• IRR: 16.2%
• Equity multiple: 3.37×
• Total profit: $298,901
• Equity at exit: $311,483

Cash invested: $125,860 (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 83686-8574

• Active inventory: 1
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $4,429 high
• Mortgage (P&I): −$2,357
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$187
• HOA: −$28
• Vacancy / Maint / Mgmt: −$930
• Net cashflow: $778

Break-even live

Break-even rent $3,445

Max offer price $449,500

Occupancy floor 77%

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: $112,375
• Closing costs: $13,485
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3173 S Mystic Seaport Ave Unit 1322138P Nampa, ID	4.0	2.0	2992	$5,849	$1.95	14d	1	0.17mi
2114 E Olympic Ave Nampa, ID	3.0	2.5	1615	$2,295	$1.42	23d	1	0.73mi
1619 Ruby Ct Unit 1460929P Nampa, ID	3.0	2.0	1442	$3,931	$2.73	11d	1	1.02mi
2507 S Canyon St Nampa, ID	3.0	2.0	2200	$2,500	$1.14	21d	1	1.05mi
2324 Yucca Pl Nampa, ID	4.0	2.0	1460	$2,095	$1.43	23d	1	1.48mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 7 events

1. 2026-06-01
   days on market $449,500 Active 118 DOM
2. 2026-05-31
   days on market $449,500 Active 117 DOM
3. 2026-02-03
   listed $449,500 Active
4. 2018-06-22
   soldstatus
5. 2017-12-15
   historical
6. 2017-10-03
   price $207,490
7. 2017-09-13
   listed $202,490 Active

ⓘ 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: $1,784 · $149/mo
• Projected year-2 tax: $3,102 · $258/mo
• Expected delta: +$1,317/yr (+$110/mo · 73.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,147
• − Mortgage interest: −$25,179
• − Property taxes: −$1,784
• − Insurance: −$2,248
• − Repairs & maintenance: −$4,252
• − Management: −$4,252
• − HOA: −$336
• − Depreciation: −$13,076
• Taxable income: $2,020
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $8,847/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: 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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+122.0% since first listed

5 events — show timeline

• 2026-02-03 Listed $449,500 IMLS
• 2018-06-22 Sold (Public Records) — Public Records
• 2017-12-15 Listing Removed — IMLS
• 2017-10-03 Price Changed $207,490 IMLS
• 2017-09-13 Listed $202,490 IMLS

Property tax history

+14.3%/yr

Latest (2025): $1,784 · +1.8% YoY. Source: county tax records.