914 N Midland Blvd #18 · Nampa, ID 83651

$180,000

2 bd · 1.0 ba · 576 sqft · Manufactured public records · 290 Days on market

Built 2025 ↓ 7% since listing

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Why settle for an older home when you can enjoy the benefits of brand-new construction? Don't miss this rare opportunity to own a Brand-New home in a quiet, well-maintained * 55+ community * . Thoughtfully designed with modern finishes and everyday comfort in mind, this home is truly move-in ready from day one. The bright, open-concept floor plan is filled with natural light, creating a warm and inviting atmosphere. The stylish kitchen features soft-close cabinetry, a full tile backsplash, generous counter space, and plenty of storage. Spacious bedrooms offer comfort and privacy, while the primary suite includes built-in storage and a beautifully appointed en-suite bath with dual vanities

Key facts

• Full tile backsplash
• Dual vanities
• Soft-close cabinetry

Tags

• OPEN-CONCEPT FLOORPLAN
• SOFT-CLOSE CABINETRY
• FULL TILE BACKSPLASH
• BUILT-IN STORAGE
• EN-SUITE BATH
• DUAL VANITIES

Property features AI

Finance

• HOA & community: Located in an Over-55 (senior) community / mobile home park

Exterior

• Parking: Covered carport (1 covered space, 1 carport space, total 1 parking space)
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on rented lot; New construction (built 2025)
• Construction: Built in 2025; Composition roof
• Exterior features: Composition roof; Paved road access; Located in a mobile home park (Over-55 community)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Freestanding oven/range; Refrigerator; Kitchen island; Pantry
• Bedrooms: Primary bedroom on main level (approx. 14 x 12); Second bedroom on main level (approx. 13 x 10 or 13 x 13 noted); Third bedroom on main level (approx. 12 x 10)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Electric water heater
• Interior features: Bath in master bedroom; Split bedroom layout; Pantry; Kitchen island
• Laundry & utility: Utility room on main level (approx. 9 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (26.9% below list).
• Recommended offer: $132k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: Willow Creek Elementary (math 37% / reading 45%, grade F, #221 of 357 statewide, top 62%, 586 students, 56% FRL); Lone Star Middle School (math 25% / reading 45%, grade F, #82 of 109 statewide, top 76%, 739 students, 45% FRL); Nampa Senior High School (math 14% / reading 48%, grade F, #124 of 169 statewide, top 73%, 1,482 students, 38% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents rising fast (+6.4%/yr); 324 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $5k 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 290 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

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 $131,500 (26.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $89,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1715 W Flamingo Ave #64 #64	0.61mi	2/1.0	576 (0%)	8mo	$89,000	$155	65

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: -20.9%
• Equity multiple: 0.26×
• Total profit: $-37,544
• Equity at exit: $26,839

10-year hold

• IRR: -8.0%
• Equity multiple: 0.43×
• Total profit: $-28,893
• Equity at exit: $15,563

Cash invested: $50,400 (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: 324
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-205

Break-even live

Break-even rent $1,575

Max offer price $150,323

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-143	+0% $-205	+5% $-267	+10% $-329
Rent	-10% $-309	-5% $-257	+0% $-205	+5% $-153	+10% $-101
Rate	-1.0pp $-114	-0.5pp $-159	base $-205	+0.5pp $-252	+1.0pp $-299

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 W Willow Ave Nampa, ID	1.0	1.0	650	$1,100	$1.69	4d	1	0.17mi
1275 Caldwell Blvd Nampa, ID	1.0–3.0	1.0–2.0	921	$1,625	$1.76	25d	1	0.63mi
9848 W Sand Hill Dr Nampa, ID	1.0–3.0	1.0–2.0	1008	$1,488	$1.48	25d	1	1.06mi
2410 W Vanderbilt Ln Nampa, ID	1.0–3.0	1.0–2.0	1029	$1,955	$1.90	4d	30	1.31mi
504 5th St S Nampa, ID	1.0	1.0	700	$1,225	$1.75	25d	1	1.37mi

Listing history 18 events

1. 2026-06-21
   days on market $180,000 Active 290 DOM
2. 2026-06-18
   days on market $180,000 Active 287 DOM
3. 2026-06-17
   days on market $180,000 Active 286 DOM
4. 2026-06-16
   days on market $180,000 Active 285 DOM
5. 2026-06-15
   days on market $180,000 Active 284 DOM
6. 2026-06-13
   days on market $180,000 Active 282 DOM
7. 2026-06-10
   days on market $180,000 Active 279 DOM
8. 2026-06-09
   days on market $180,000 Active 278 DOM
9. 2026-06-08
   days on market $180,000 Active 277 DOM
10. 2026-06-07
    days on market $180,000 Active 276 DOM
11. 2026-06-03
    days on market $180,000 Active 272 DOM
12. 2026-06-03
    days on market $180,000 Active 271 DOM
13. 2026-06-01
    days on market $180,000 Active 270 DOM
14. 2026-05-31
    days on market $180,000 Active 269 DOM
15. 2026-04-15
    price $180,000
16. 2025-12-03
    price $179,500
17. 2025-10-14
    price $189,500
18. 2025-09-04
    listed $194,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $15,780
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$5,236
• Taxable loss: −$5,664
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $-1,102/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
• 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

-7.5% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $180,000 IMLS
• 2025-12-03 Price Changed $179,500 IMLS
• 2025-10-14 Price Changed $189,500 IMLS
• 2025-09-04 Listed $194,500 IMLS