1410 W Flamingo Ave #91 · Nampa, ID 83651

$67,900

2 bd · 1.0 ba · 684 sqft · Manufactured public records · 140 Days on market

Built 1966 Est $56k · 21% over ↓ 31% 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).

• Cash flow +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

3 Free Months of Rent, for New Buyer! Well-located, affordable 3 bedroom, 1 bathroom manufactured home in a land-lease community, Unit #91. This 800 sq ft home features a practical layout, a storage shed in the rear, and a newly installed water heater. Enjoy close proximity to downtown Nampa with quick and easy freeway access. Sold as-is, bring your vision and make it your own.

Key facts

• Storage shed
• 2 parking spots
• Built 1966

Tags

• STORAGE SHED
• NEWLY INSTALLED WATER HEATER
• QUICK AND EASY FREEWAY ACCESS

Property features AI

Exterior

• Parking: Two covered carport spaces (2-car carport)
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1966
• Construction: Built in 1966
• Exterior features: Partial fencing (metal and wood); Dog run; Garden; Irrigation available with sprinkler system; Located on a cul-de-sac; Paved road access; Currently located in a mobile home park

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 1 bathroom
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Electric water heater; Microwave; Refrigerator
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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; 4 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 $469 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.

Recommended offer $59,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1966 — 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: 2.16% ✓
• Cap rate: 19.72%
• Cash-on-cash: 47.94%
• DSCR: 3.13
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $56,088
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1320 W Flamingo #23	0.22mi	2/1.0	728 (+6%)	1mo	$60,000	$82	78
1410 W Flamingo #21	0.00mi	2/1.0	732 (+7%)	12mo	$54,900	$75	78
1410 W Flamingo #129	0.00mi	2/1.0	728 (+6%)	16mo	$68,000	$93	76
1410 W Flamingo Ave Trlr 12	0.00mi	2/1.0	768 (+12%)	15mo	$49,990	$65	67
571 Caldwell Blvd #17	0.64mi	2/1.0	672 (-2%)	9mo	$40,000	$60	60
1401 N Midland Blvd #26	0.38mi	2/1.0	728 (+6%)	16mo	$65,000	$89	58
816 N Midland Blvd #2 #2	0.69mi	2/1.0	728 (+6%)	7mo	$79,999	$110	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: 49.0%
• Equity multiple: 3.24×
• Total profit: $42,561
• Equity at exit: $10,124

10-year hold

• IRR: 55.9%
• Equity multiple: 7.43×
• Total profit: $122,206
• Equity at exit: $5,871

Cash invested: $19,012 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$356
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $760

Break-even live

Break-even rent $507

Max offer price $67,900

Occupancy floor 43%

Sensitivity live

Price	-10% $798	-5% $779	+0% $760	+5% $740	+10% $721
Rent	-10% $643	-5% $701	+0% $760	+5% $818	+10% $876
Rate	-1.0pp $794	-0.5pp $777	base $760	+0.5pp $742	+1.0pp $724

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1275 Caldwell Blvd Nampa, ID	1.0–3.0	1.0–2.0	921	$1,625	$1.76	24d	1	0.26mi
1011 W Willow Ave Nampa, ID	1.0	1.0	650	$1,100	$1.69	4d	1	0.46mi
9848 W Sand Hill Dr Nampa, ID	1.0–3.0	1.0–2.0	1008	$1,488	$1.48	24d	1	0.81mi
2410 W Vanderbilt Ln Nampa, ID	1.0–3.0	1.0–2.0	1029	$1,955	$1.90	3d	30	1.11mi

Listing history 33 events

1. 2026-06-18
   days on market $67,900 Active 140 DOM
2. 2026-06-17
   days on market $67,900 Active 139 DOM
3. 2026-06-16
   days on market $67,900 Active 138 DOM
4. 2026-06-15
   days on market $67,900 Active 137 DOM
5. 2026-06-13
   days on market $67,900 Active 135 DOM
6. 2026-06-13
   days on market $67,900 Active 134 DOM
7. 2026-06-10
   days on market $67,900 Active 132 DOM
8. 2026-06-09
   days on market $67,900 Active 131 DOM
9. 2026-06-08
   days on market $67,900 Active 130 DOM
10. 2026-06-07
    days on market $67,900 Active 129 DOM
11. 2026-06-03
    days on market $67,900 Active 125 DOM
12. 2026-06-03
    days on market $67,900 Active 124 DOM
13. 2026-06-01
    days on market $67,900 Active 123 DOM
14. 2026-05-31
    days on market $67,900 Active 122 DOM
15. 2026-04-07
    price $67,900
16. 2026-02-03
    historical
17. 2026-01-29
    listed $68,000 Active
18. 2025-12-02
    price $77,000
19. 2025-06-22
    listed $78,000 Active
20. 2025-06-01
    historical
21. 2025-03-25
    listed $78,000 Active
22. 2025-03-14
    historical
23. 2025-01-08
    listed $78,000 Active
24. 2024-10-28
    historical
25. 2024-08-12
    listed $72,000 Active
26. 2024-07-31
    historical
27. 2024-05-28
    price $72,000
28. 2024-05-08
    listed $75,000 Active
29. 2023-12-19
    soldstatus Sold
30. 2023-11-22
    status Pending
31. 2023-11-14
    price $91,000
32. 2023-09-07
    price $96,000
33. 2023-06-13
    listed $99,000 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: $196 · $16/mo
• Projected year-2 tax: $469 · $39/mo
• Expected delta: +$273/yr (+$23/mo · 139.5%)

ⓘ 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: $17,623
• − Mortgage interest: −$3,803
• − Property taxes: −$196
• − Insurance: −$340
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$1,975
• Taxable income: $8,489
• Est. tax owed @ 24.0%: −$2,037
• After-tax cash flow: $7,077/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

-31.4% since first listed

19 events — show timeline

• 2026-04-07 Price Changed $67,900 IMLS
• 2026-02-03 Listing Removed — IMLS
• 2026-01-29 Listed $68,000 IMLS
• 2025-12-02 Price Changed $77,000 IMLS
• 2025-06-22 Listed $78,000 IMLS
• 2025-06-01 Listing Removed — IMLS
• 2025-03-25 Listed $78,000 IMLS
• 2025-03-14 Listing Removed — IMLS
• 2025-01-08 Listed $78,000 IMLS
• 2024-10-28 Listing Removed — IMLS
• 2024-08-12 Listed $72,000 IMLS
• 2024-07-31 Listing Removed — IMLS
• 2024-05-28 Price Changed $72,000 IMLS
• 2024-05-08 Listed $75,000 IMLS
• 2023-12-19 Sold (MLS) — IMLS
• 2023-11-22 Pending — IMLS
• 2023-11-14 Price Changed $91,000 IMLS
• 2023-09-07 Price Changed $96,000 IMLS
• 2023-06-13 Listed $99,000 IMLS

Property tax history

+5.5%/yr

Latest (2025): $196 · +31.9% YoY. Source: county tax records.