601 N 42nd St · Nampa, ID 83651

$90,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 119 Days on market

Built 2000 Est $145k · 38% under ↓ 33% 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
• Livability +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this delightful 4-bedroom, 2-bath manufactured home, thoughtfully designed with a split-bedroom floor plan that offers both comfort and functionality. Located in a friendly neighborhood, you’ll enjoy convenient access to shopping, dining, and local amenities. This home also features a spacious storage shed in the backyard, perfect for keeping your belongings organized and easily accessible. If you're looking for an affordable housing option, this property is a must-see. Don’t miss your chance to make it yours, schedule a tour and discover the potential of this inviting home!

Key facts

• Split floor plan
• Easy freeway access
• Large living room

Tags

• EASY FREEWAY ACCESS
• SPLIT FLOOR PLAN
• SPACIOUS PRIMARY SUITE
• LARGE LIVING ROOM
• BREAKFAST BAR
• DESIGNATED DINING AREA

Property features AI

Finance

• HOA & community: Located in the Happy Valley Estates community

Exterior

• Utilities: City water service
• Home design: Mobile/manufactured home on a rented lot; Built in 2000
• Construction: Built in 2000
• Exterior features: Full metal fencing; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Disposal; Freestanding oven/range
• Bedrooms: 4 bedrooms, all on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Split bedroom layout; Walk-in closets; Breakfast bar; Laminate countertops
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $985 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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: Columbia High School (math 16% / reading 52%, grade F, #115 of 169 statewide, top 68%, 1,239 students, 39% FRL).
• Market conditions: Rents rising fast (+6.4%/yr); 319 active listings in the ZIP; 6 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).
• This rent runs 33% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.15% ✓
• Cap rate: 19.43%
• Cash-on-cash: 46.91%
• DSCR: 3.09
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $144,612
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 Big Vly	0.07mi	3/2.0	1,456 (+4%)	17mo	$154,999	$106	76
4011 Squall Valley Dr	0.08mi	4/2.0 (+1)	1,344 (-4%)	19mo	$134,895	$100	68
3320 Airport Unit Trl 15	0.47mi	3/2.0	1,404 (0%)	16mo	$115,000	$82	65
517 N 44th	0.15mi	3/2.0	1,512 (+8%)	21mo	$169,900	$112	62
817 Little Valley St	0.21mi	3/2.0	1,215 (-14%)	17mo	$125,000	$103	54
3320 Airport Rd #17	0.52mi	3/2.0	1,512 (+8%)	22mo	$75,500	$50	44
4824 E Roberts Ln	0.43mi	3/2.0	1,584 (+13%)	19mo	$286,000	$181	43

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: 47.9%
• Equity multiple: 3.18×
• Total profit: $55,012
• Equity at exit: $13,419

10-year hold

• IRR: 54.9%
• Equity multiple: 7.30×
• Total profit: $158,881
• Equity at exit: $7,782

Cash invested: $25,200 (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: $1,938 high
• Mortgage (P&I): −$472
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $985

Break-even live

Break-even rent $691

Max offer price $90,000

Occupancy floor 44%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4595 Stamm Ln Nampa, ID	1.0–3.0	1.0–2.0	933	$1,927	$2.07	14d	24	0.32mi
610 N Margot Ln , ID	2.0	2.0	920	$1,550	$1.68	3d	3	0.34mi
4711 Stamm Ln Nampa, ID	3.0	2.5	1260	$1,950	$1.55	3d	1	0.42mi
947 N Acer Loop Nampa, ID	3.0	3.0	1743	$2,595	$1.49	23d	1	0.54mi
146 N Grant St Nampa, ID	3.0	2.0	1100	$1,900	$1.73	21d	1	1.01mi
6185 E Medalist Ln Nampa, ID	1.0–2.0	1.0–2.5	879	$1,951	$2.22	2d	11	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $90,000 Active 119 DOM
2. 2026-06-17
   days on market $90,000 Active 118 DOM
3. 2026-06-16
   days on market $90,000 Active 117 DOM
4. 2026-06-15
   days on market $90,000 Active 116 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   pricedays on market $90,000 Active 114 DOM
7. 2026-06-10
   days on market $100,000 Active 111 DOM
8. 2026-06-09
   days on market $100,000 Active 110 DOM
9. 2026-06-08
   days on market $100,000 Active 109 DOM
10. 2026-06-07
    days on market $100,000 Active 108 DOM
11. 2026-06-03
    days on market $100,000 Active 104 DOM
12. 2026-06-03
    days on market $100,000 Active 103 DOM
13. 2026-06-01
    days on market $100,000 Active 102 DOM
14. 2026-05-31
    days on market $100,000 Active 101 DOM
15. 2026-03-27
    price $100,000
16. 2026-02-19
    listed $105,000 Active
17. 2025-11-11
    soldstatus Sold 604-char remark

    Show marketing remark (604 chars)

    Welcome to this delightful 4-bedroom, 2-bath manufactured home, thoughtfully designed with a split-bedroom floor plan that offers both comfort and functionality. Located in a friendly neighborhood, you’ll enjoy convenient access to shopping, dining, and local amenities. This home also features a spacious storage shed in the backyard, perfect for keeping your belongings organized and easily accessible. If you're looking for an affordable housing option, this property is a must-see. Don’t miss your chance to make it yours, schedule a tour and discover the potential of this inviting home!

18. 2025-09-08
    status Pending 604-char remark

    Show marketing remark (604 chars)

    Welcome to this delightful 4-bedroom, 2-bath manufactured home, thoughtfully designed with a split-bedroom floor plan that offers both comfort and functionality. Located in a friendly neighborhood, you’ll enjoy convenient access to shopping, dining, and local amenities. This home also features a spacious storage shed in the backyard, perfect for keeping your belongings organized and easily accessible. If you're looking for an affordable housing option, this property is a must-see. Don’t miss your chance to make it yours, schedule a tour and discover the potential of this inviting home!

19. 2025-08-09
    status Active 604-char remark

    Show marketing remark (604 chars)

    Welcome to this delightful 4-bedroom, 2-bath manufactured home, thoughtfully designed with a split-bedroom floor plan that offers both comfort and functionality. Located in a friendly neighborhood, you’ll enjoy convenient access to shopping, dining, and local amenities. This home also features a spacious storage shed in the backyard, perfect for keeping your belongings organized and easily accessible. If you're looking for an affordable housing option, this property is a must-see. Don’t miss your chance to make it yours, schedule a tour and discover the potential of this inviting home!

20. 2025-08-02
    status Pending 604-char remark

    Show marketing remark (604 chars)

    Welcome to this delightful 4-bedroom, 2-bath manufactured home, thoughtfully designed with a split-bedroom floor plan that offers both comfort and functionality. Located in a friendly neighborhood, you’ll enjoy convenient access to shopping, dining, and local amenities. This home also features a spacious storage shed in the backyard, perfect for keeping your belongings organized and easily accessible. If you're looking for an affordable housing option, this property is a must-see. Don’t miss your chance to make it yours, schedule a tour and discover the potential of this inviting home!

21. 2025-06-18
    price $110,000 604-char remark

    Show marketing remark (604 chars)

    Welcome to this delightful 4-bedroom, 2-bath manufactured home, thoughtfully designed with a split-bedroom floor plan that offers both comfort and functionality. Located in a friendly neighborhood, you’ll enjoy convenient access to shopping, dining, and local amenities. This home also features a spacious storage shed in the backyard, perfect for keeping your belongings organized and easily accessible. If you're looking for an affordable housing option, this property is a must-see. Don’t miss your chance to make it yours, schedule a tour and discover the potential of this inviting home!

22. 2025-04-25
    listed $120,000 Active 604-char remark

    Show marketing remark (604 chars)

    Welcome to this delightful 4-bedroom, 2-bath manufactured home, thoughtfully designed with a split-bedroom floor plan that offers both comfort and functionality. Located in a friendly neighborhood, you’ll enjoy convenient access to shopping, dining, and local amenities. This home also features a spacious storage shed in the backyard, perfect for keeping your belongings organized and easily accessible. If you're looking for an affordable housing option, this property is a must-see. Don’t miss your chance to make it yours, schedule a tour and discover the potential of this inviting home!

23. 2023-07-27
    historical
24. 2023-05-22
    price $135,000
25. 2023-04-20
    price $145,000
26. 2023-03-13
    listed $150,000 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: $435 · $36/mo
• Projected year-2 tax: $621 · $52/mo
• Expected delta: +$186/yr (+$16/mo · 42.9%)

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

Taxation est. · year 1

• Rental income: $23,252
• − Mortgage interest: −$5,041
• − Property taxes: −$435
• − Insurance: −$450
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$2,618
• Taxable income: $10,987
• Est. tax owed @ 24.0%: −$2,637
• After-tax cash flow: $9,184/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

-33.3% since first listed

12 events — show timeline

• 2026-03-27 Price Changed $100,000 IMLS
• 2026-02-19 Listed $105,000 IMLS
• 2025-11-11 Sold (MLS) — IMLS
• 2025-09-08 Pending — IMLS
• 2025-08-09 Relisted — IMLS
• 2025-08-02 Pending — IMLS
• 2025-06-18 Price Changed $110,000 IMLS
• 2025-04-25 Listed $120,000 IMLS
• 2023-07-27 Listing Removed — IMLS
• 2023-05-22 Price Changed $135,000 IMLS
• 2023-04-20 Price Changed $145,000 IMLS
• 2023-03-13 Listed $150,000 IMLS

Property tax history

+2.8%/yr

Latest (2025): $435 · -8.5% YoY. Source: county tax records.