1410 W Flamingo Ave #34 · Nampa, ID 83651

$107,990

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 404 Days on market

Built 1977 Est $171k · 37% under $565/mo HOA · 36% of rent ↓ 14% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• 1% rule +9.4/10.0
• DSCR +4.3/10.0
• 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

SELLERS are offering 12 months of free rent with a full price offer!!! a full year of free rent!!! 4 Beds, 2 baths, double wide manufactured home with NO land, great location, granite counter tops, recently inside renewed, must see!!!

Key facts

• Garage
• Built 1977
• Listed 404 days

Property features AI

Finance

• HOA & community: Monthly association fee of $565

Exterior

• Parking: Garage available; Additional parking (other)
• Utilities: City water; Sewer connected
• Home design: Mobile/manufactured home on a rented lot
• Construction: Metal siding; Built in 1977
• Exterior features: Auto sprinkler / irrigation sprinkler system; Located in a mobile home park

Interior

• Bedrooms: 4 bedrooms, all on the main level
• Flooring: Laminate floors
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Gas water heater
• Interior features: Breakfast bar

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $16 ($189/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 $746 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.

Negotiation context

• It's been on market 404 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $95,031 (12.0% below list)

Questions for the listing agent

1. It's been on market 404 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.44% ✓
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $170,688
• 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	0.00mi	3/2.0	1,440 (+7%)	2mo	$79,900	$55	87
1907 W Flamingo Ave #79	0.38mi	3/2.0	1,348 (+0%)	2mo	$175,000	$130	80
1907 W Flamingo Ave #74	0.38mi	3/2.0	1,364 (+2%)	0mo	$179,900	$132	80
1907 Flamingo #109	0.38mi	3/2.0	1,368 (+2%)	3mo	$179,900	$132	77
1907 W Flamingo Ave #169	0.38mi	3/2.0	1,348 (+0%)	8mo	$174,900	$130	76
1907 W Flamingo Ave Unit 125 Unit 125	0.38mi	3/2.0	1,404 (+4%)	8mo	$160,000	$114	69
1907 W Flamingo #158	0.38mi	3/2.0	1,216 (-10%)	2mo	$285,000	$234	65
1907 W Flamingo Ave #152	0.38mi	2/2.0 (-1)	1,452 (+8%)	3mo	$160,000	$110	62
1907 W Flamingo #69 #69	0.38mi	3/2.0	1,513 (+13%)	1mo	$168,000	$111	61
1715 Flamingo Unit 61A	0.23mi	2/2.0 (-1)	1,152 (-14%)	1mo	$85,000	$74	60
1907 W Flamingo Ave #100	0.38mi	3/2.0	1,508 (+12%)	3mo	$189,000	$125	60
1907 W Flamingo Ave Unit 86 #86	0.38mi	2/2.0 (-1)	1,486 (+11%)	11mo	$189,086	$127	51

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: -9.2%
• Equity multiple: 0.65×
• Total profit: $-10,689
• Equity at exit: $16,102

10-year hold

• IRR: 6.3%
• Equity multiple: 1.58×
• Total profit: $17,445
• Equity at exit: $9,337

Cash invested: $30,237 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$566
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$45
• HOA: −$565
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $16

Break-even live

Break-even rent $1,530

Max offer price $107,990

Occupancy floor 94%

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: $26,998
• Closing costs: $3,240
• 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	2d	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	2d	2	0.80mi
11214 W Ashburn Ln Nampa, ID	3.0	3.0	1301	$1,825	$1.40	2d	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	2d	1	0.82mi
11103 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	2d	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

HOA detail

• Monthly dues: $565 · $6,780/yr

Listing history 20 events

1. 2026-06-18
   days on market $107,990 Active 404 DOM
2. 2026-06-17
   days on market $107,990 Active 403 DOM
3. 2026-06-16
   days on market $107,990 Active 402 DOM
4. 2026-06-15
   days on market $107,990 Active 401 DOM
5. 2026-06-13
   days on market $107,990 Active 399 DOM
6. 2026-06-13
   days on market $107,990 Active 398 DOM
7. 2026-06-10
   days on market $107,990 Active 396 DOM
8. 2026-06-09
   days on market $107,990 Active 395 DOM
9. 2026-06-08
   remarks 234-char remark
10. 2026-06-08
    days on market $107,990 Active 394 DOM
11. 2026-06-07
    days on market $107,990 Active 393 DOM
12. 2026-06-03
    days on market $107,990 Active 389 DOM
13. 2026-06-03
    days on market $107,990 Active 388 DOM
14. 2026-06-01
    days on market $107,990 Active 387 DOM
15. 2026-05-31
    days on market $107,990 Active 386 DOM
16. 2025-10-24
    status Active
17. 2025-10-16
    status Pending
18. 2025-10-02
    price $107,990
19. 2025-09-04
    price $115,000
20. 2025-05-02
    listed $125,000 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: $391 · $33/mo
• Projected year-2 tax: $745 · $62/mo
• Expected delta: +$354/yr (+$29/mo · 90.4%)

ⓘ 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: $18,602
• − Mortgage interest: −$6,049
• − Property taxes: −$391
• − Insurance: −$540
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − HOA: −$6,780
• − Depreciation: −$3,142
• Taxable loss: −$1,276
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $495/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

-13.6% since first listed

5 events — show timeline

• 2025-10-24 Relisted — IMLS
• 2025-10-16 Pending — IMLS
• 2025-10-02 Price Changed $107,990 IMLS
• 2025-09-04 Price Changed $115,000 IMLS
• 2025-05-02 Listed $125,000 IMLS

Property tax history

+11.0%/yr

Latest (2025): $391 · +50.7% YoY. Source: county tax records.