5086 E Open Canyon Dr · Nampa, ID 83687

$539,990

5 bd · 3.0 ba · 2,636 sqft · SingleFamily · 90 Days on market

Built 2025 9,147 sqft lot Est $577k · 6% under $54/mo HOA · 1% of rent

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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 +18.4/30.0
• ARV discount +10.4/15.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Get Lucky with 3.49% – promotional rate available! Ask a Sales Specialist for details. Enter into a brand new home in Nampa, Idaho and enjoy its benefits and stress free living! The Amelia 2636 delivers generous space and refined comfort with an open great room that invites both connection and relaxation, while the nearby patio creates an effortless blend of indoor and outdoor living. A main level bedroom offers versatility for hosting or a dedicated workspace, and the kitchen stands out with upgraded finishes, including stainless steel appliances, a gas range, and stylish solid surface countertops. Upstairs, additional bedrooms are arranged around a large loft that provides room to u

Key facts

• Main level bedroom
• Upgraded finishes
• Open great room

Tags

• OPEN GREAT ROOM
• MAIN LEVEL BEDROOM
• UPGRADED FINISHES
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• SOLID SURFACE COUNTERTOPS

Property features AI

Finance

• Other: Located in the Spring Hollow Ranch subdivision
• HOA & community: Homeowners association with an annual fee of $650

Exterior

• Parking: Attached 3-car garage; Three covered parking spaces
• Utilities: City water service; Sewer connected
• Home design: Single-family residence; New construction; Built in 2025; Frame construction with HardiPlank-type siding; Composition roof
• Construction: Constructed by CBH Homes; Frame and HardiPlank-type exterior; Composition roof; Year built: 2025
• Exterior features: Partial fencing; Sidewalks; Automatic sprinkler system with pressurized/partial irrigation

Interior

• Kitchen: Kitchen island; Pantry; Breakfast bar; Dishwasher; Disposal; Oven/Range (freestanding); Gas range; Solid surface counters
• Bedrooms: Five bedrooms total — four upstairs and one on the main level
• Flooring: Carpet; Engineered vinyl plank
• Bathrooms: Three bathrooms total; Primary bathroom with double vanity
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Primary suite with bath; Great room; Double vanity in bath; Walk-in closet(s); Loft; Breakfast bar; Pantry; Kitchen island; Solid surface counters
• Laundry & utility: Utility room on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $540k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $540k).
• Recommended offer: $508k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• 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 (+3.4%/yr); 638 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).
• At $5,432/mo this rent would consume 85% of the median local household income ($77k/yr) (locally 683% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 90 days — a 6% lower offer ($508k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $507,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.01% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $577,284
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5086 E Open Canyon Dr	0.00mi	5/3.0	2,636 (0%)	0mo	$539,990	$205	100
17776 N Hugh Glass Way	0.04mi	5/3.0	2,530 (-4%)	2mo	$534,990	$211	90
17749 N Hugh Glass Way	0.04mi	4/2.5 (-1)	2,626 (-0%)	2mo	$544,990	$208	89
17649 N Boone Peak Ave	0.11mi	5/3.0	2,530 (-4%)	1mo	$530,990	$210	88
17762 N Hugh Glass Way	0.04mi	4/2.0 (-1)	2,539 (-4%)	3mo	$529,990	$209	81
17662 N Boone Peak Ave	0.12mi	4/2.0 (-1)	2,539 (-4%)	1mo	$554,990	$219	79
4629 E Coldwater Dr	0.55mi	5/3.0	2,733 (+4%)	3mo	$699,000	$256	66
17648 N Boone Peak Ave	0.13mi	4/2.0 (-1)	2,351 (-11%)	2mo	$519,990	$221	65
17759 N Peltzer Ave	0.13mi	4/3.0 (-1)	2,242 (-15%)	3mo	$599,000	$267	62
4656 E Coldwater Dr	0.51mi	4/3.0 (-1)	2,406 (-9%)	3mo	$599,000	$249	54
5552 E Garby St Lot 14 Block 7	0.58mi	4/3.0 (-1)	2,258 (-14%)	1mo	$549,990	$244	43
17142 N Romford Ave	0.72mi	5/3.5	3,004 (+14%)	2mo	$645,000	$215	40

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-52,766
• Equity at exit: $80,514

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $5,990
• Equity at exit: $46,688

Cash invested: $151,197 (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 83687

• Home prices YoY: -21.0%
• Rents YoY: 3.4%
• Active inventory: 638
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $5,432 high
• Mortgage (P&I): −$2,832
• Tax est. 1.5%: −$675 /mo · $8,100/yr
• Insurance: −$225
• HOA: −$54
• Vacancy / Maint / Mgmt: −$1,141
• Net cashflow: $506

Break-even live

Break-even rent $4,792

Max offer price $539,990

Occupancy floor 86%

Sensitivity live

Price	-10% $879	-5% $692	+0% $506	+5% $319	+10% $132
Rent	-10% $77	-5% $291	+0% $506	+5% $720	+10% $935
Rate	-1.0pp $778	-0.5pp $643	base $506	+0.5pp $366	+1.0pp $223

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: $134,998
• Closing costs: $16,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5126 E Sylvan Hart Dr Unit 1322143P Nampa, ID	5.0	2.5	2992	$6,692	$2.24	16d	1	0.07mi
5302 E Burnte Peak St Unit 1322141P Nampa, ID	6.0	2.5	2992	$7,109	$2.38	4d	1	0.32mi
7003 W Redwood Creek Dr Meridian, ID	4.0	2.0	2025	$2,650	$1.31	16d	1	1.18mi
6976 W Redwood Creek Dr Unit 1250676P Meridian, ID	6.0	2.5	2798	$6,937	$2.48	4d	1	1.21mi
6960 W Redwood Creek Dr Unit 1250677P Meridian, ID	5.0	2.5	2798	$6,915	$2.47	16d	1	1.22mi
4289 N Glassford Ave Unit 1250678P Meridian, ID	4.0	2.0	2195	$5,366	$2.44	13d	1	1.28mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: gas

Listing history 4 events

1. 2026-05-21
   status Pending
2. 2026-04-17
   status Active
3. 2026-03-27
   status Pending
4. 2026-01-30
   listed $539,990 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 4/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,186
• − Mortgage interest: −$30,248
• − Property taxes: −$8,100
• − Insurance: −$2,700
• − Repairs & maintenance: −$5,215
• − Management: −$5,215
• − HOA: −$648
• − Depreciation: −$15,709
• Taxable loss: −$2,648
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $6,703/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): 43,135
• Household income: $76,682
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 683.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 11% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 12% 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: ▼ -103.50%
• Current HPI: 388.8148
• Rent YoY: ▲ 3.44%
• 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

4 events — show timeline

• 2026-05-21 Pending — IMLS
• 2026-04-17 Relisted — IMLS
• 2026-03-27 Pending — IMLS
• 2026-01-30 Listed $539,990 IMLS