1715 Flamingo Unit 61A · Nampa, ID 83651

$85,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 150 Days on market

Built 1979 Est $103k · 17% under ↓ 35% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Welcome home to this exceptionally clean and well-maintained 2 bed, 2 bath home in a quiet 55+ community. Nestled at the back of the park with no rear neighbors, this 1152 sq ft home offers privacy and comfort. The spacious master ensuite features a luxurious new shower and new toilet. Besides the large family/dining area, there is an office/den area complete with a built-in desk. The kitchen includes a convection oven with built-in air fryer for convenient cooking. The refrigerator is included. Enjoy outdoor living with a large screened-in front patio and a second screened back deck perfect for relaxing and enjoying the gorgeous Idaho evenings. There are no rear neighbors and a small low maintenance fenced yard is perfect for your furry companion. Sprinklers are manual but operate on a timer. Two large storage sheds provide ample space, one with electricity and a workbench.

Key facts

• New lvl flooring
• Private bath
• Corner lot

Tags

• CORNER LOT
• NEW LVL FLOORING
• AMPLE STORAGE
• PLENTY OF PATIO SPACE
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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); Vallivue Academy (math 24% / reading 75%, grade D+, #40 of 169 statewide, top 26%, 122 students, 77% FRL) — zoned schools at 55% FRL track 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 14d 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 $588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $40k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.82% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.45%
• DSCR: 2.58
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $102,528
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1715 Flamingo Unit 61A	0.00mi	2/2.0 (-1)	1,152 (0%)	1mo	$85,000	$74	94
1715 W Flamingo Ave #97 #97	0.00mi	3/2.0	1,192 (+4%)	11mo	$99,500	$83	85
1907 W Flamingo #158	0.15mi	3/2.0	1,216 (+6%)	2mo	$285,000	$234	82
1715 W Flamingo Ave #39 Ave	0.00mi	3/2.0	1,120 (-3%)	18mo	$87,500	$78	81
1907 W Flamingo #107	0.15mi	2/2.0 (-1)	1,106 (-4%)	6mo	$169,900	$154	77
1410 W Flamingo Ave #42 #42	0.23mi	3/2.0	1,248 (+8%)	11mo	$99,900	$80	66
1410 Flamingo #73	0.23mi	2/1.0 (-1)	1,198 (+4%)	11mo	$75,000	$63	65
1715 W Flamingo Ave #67	0.00mi	2/2.0 (-1)	980 (-15%)	14mo	$89,999	$92	58
1907 W Flamingo Ave #73	0.15mi	3/2.0	1,321 (+15%)	15mo	$170,000	$129	56
571 Caldwell Blvd Trlr 36 Blvd	0.70mi	3/2.0	1,008 (-12%)	14mo	$89,990	$89	35

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: 34.7%
• Equity multiple: 2.53×
• Total profit: $36,461
• Equity at exit: $12,674

10-year hold

• IRR: 43.2%
• Equity multiple: 5.77×
• Total profit: $113,443
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$446
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $703

Break-even live

Break-even rent $654

Max offer price $85,000

Occupancy floor 49%

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: $21,250
• Closing costs: $2,550
• 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	2d	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	$1,900	$2.06	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	2d	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	$1,825	$1.47	2d	3	0.64mi
11034 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	18d	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	2d	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	2d	1	0.74mi
11106 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	2d	1	0.74mi
11215 W Ashburn Ln Nampa, ID	2.0–3.0	2.0–3.0	1176	$1,825	$1.55	2d	2	0.74mi
11214 W Ashburn Ln Nampa, ID	3.0	3.0	1301	$1,825	$1.40	2d	2	0.76mi
11103 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	2d	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	$2,425	$2.36	2d	30	0.90mi
450 W Orchard Ave Nampa, ID	1.0–3.0	1.0–2.0	1129	$1,699	$1.50	3d	11	0.91mi
16060 N Merchant Way Nampa, ID	2.0–3.0	2.0	1115	$1,695	$1.52	2d	1	0.96mi

Listing history 13 events

1. 2026-04-20
   status Pending
2. 2026-03-21
   price $85,000
3. 2026-02-03
   price $90,000
4. 2026-01-22
   status Active
5. 2026-01-20
   status Pending
6. 2026-01-02
   price $119,990
7. 2025-11-18
   listed $125,000 Active
8. 2025-09-23
   historical
9. 2025-09-22
   price $129,000
10. 2025-08-28
    listed $135,000 Active
11. 2025-06-23
    soldstatus Sold 888-char remark

    Show marketing remark (888 chars)

    Welcome home to this exceptionally clean and well-maintained 2 bed, 2 bath home in a quiet 55+ community. Nestled at the back of the park with no rear neighbors, this 1152 sq ft home offers privacy and comfort. The spacious master ensuite features a luxurious new shower and new toilet. Besides the large family/dining area, there is an office/den area complete with a built-in desk. The kitchen includes a convection oven with built-in air fryer for convenient cooking. The refrigerator is included. Enjoy outdoor living with a large screened-in front patio and a second screened back deck perfect for relaxing and enjoying the gorgeous Idaho evenings. There are no rear neighbors and a small low maintenance fenced yard is perfect for your furry companion. Sprinklers are manual but operate on a timer. Two large storage sheds provide ample space, one with electricity and a workbench.

12. 2025-06-05
    status Pending 888-char remark

    Show marketing remark (888 chars)

    Welcome home to this exceptionally clean and well-maintained 2 bed, 2 bath home in a quiet 55+ community. Nestled at the back of the park with no rear neighbors, this 1152 sq ft home offers privacy and comfort. The spacious master ensuite features a luxurious new shower and new toilet. Besides the large family/dining area, there is an office/den area complete with a built-in desk. The kitchen includes a convection oven with built-in air fryer for convenient cooking. The refrigerator is included. Enjoy outdoor living with a large screened-in front patio and a second screened back deck perfect for relaxing and enjoying the gorgeous Idaho evenings. There are no rear neighbors and a small low maintenance fenced yard is perfect for your furry companion. Sprinklers are manual but operate on a timer. Two large storage sheds provide ample space, one with electricity and a workbench.

13. 2025-05-27
    listed $129,900 Active 888-char remark

    Show marketing remark (888 chars)

    Welcome home to this exceptionally clean and well-maintained 2 bed, 2 bath home in a quiet 55+ community. Nestled at the back of the park with no rear neighbors, this 1152 sq ft home offers privacy and comfort. The spacious master ensuite features a luxurious new shower and new toilet. Besides the large family/dining area, there is an office/den area complete with a built-in desk. The kitchen includes a convection oven with built-in air fryer for convenient cooking. The refrigerator is included. Enjoy outdoor living with a large screened-in front patio and a second screened back deck perfect for relaxing and enjoying the gorgeous Idaho evenings. There are no rear neighbors and a small low maintenance fenced yard is perfect for your furry companion. Sprinklers are manual but operate on a timer. Two large storage sheds provide ample space, one with electricity and a workbench.

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $586 · $49/mo
• Expected delta: +$158/yr (+$13/mo · 36.7%)

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

Taxation est. · year 1

• Rental income: $18,531
• − Mortgage interest: −$4,761
• − Property taxes: −$429
• − Insurance: −$425
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$2,473
• Taxable income: $7,478
• Est. tax owed @ 24.0%: −$1,795
• After-tax cash flow: $6,642/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

-34.6% since first listed

13 events — show timeline

• 2026-04-20 Pending — IMLS
• 2026-03-21 Price Changed $85,000 IMLS
• 2026-02-03 Price Changed $90,000 IMLS
• 2026-01-22 Relisted — IMLS
• 2026-01-20 Pending — IMLS
• 2026-01-02 Price Changed $119,990 IMLS
• 2025-11-18 Listed $125,000 IMLS
• 2025-09-23 Listing Removed — IMLS
• 2025-09-22 Price Changed $129,000 IMLS
• 2025-08-28 Listed $135,000 IMLS
• 2025-06-23 Sold (MLS) — IMLS
• 2025-06-05 Pending — IMLS
• 2025-05-27 Listed $129,900 IMLS

Property tax history

+7.3%/yr

Latest (2025): $429 · -5.2% YoY. Source: county tax records.