4117 Bear Vly · Nampa, ID 83687

$99,940

2 bd · 1.0 ba · 702 sqft · Manufactured public records · 38 Days on market

Built 2010 $495/mo HOA · 29% 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 +25.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home. This like new, 2010 Fleetwood home, has 2 bedrooms and 1 bathroom and is positioned on a corner lot. The open living and dining area greets you as you enter. There is ample natural light that flows throughout the home. Split bedrooms provide the perfect layout. There is a fully fenced yard, storage sheds, and a ramp outside. Washing machine, dryer, and refrigerator all come with the home. Home was recently painted! Located in close proximity to the Garrity Blvd exit in Nampa means shopping, grocery stores, and dining are near by.

Key facts

• Ample natural light
• Split bedrooms
• Electric fireplace

Tags

• CORNER LOT
• NEW WINDOWS
• OPEN LIVING AND DINING AREA
• AMPLE NATURAL LIGHT
• ELECTRIC FIREPLACE
• SPLIT BEDROOMS

Property features AI

Finance

• Other: Subdivision: Happy Valley Estates; Directions: S on Happy Valley, W on Airport, N on 42nd, W on Bear Valley
• HOA & community: Monthly association fee of $495

Exterior

• Utilities: City water service; Sewer connected; Cable connected
• Home design: Mobile/manufactured home on rented lot; Built in 2010
• Construction: Composition roof; Built in 2010
• Exterior features: Full metal fencing; Composition roof; Storage shed; Corner lot; Irrigation sprinkler system; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Built-in oven/range; Refrigerator; Laminate counters
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Laminate counters; Accessible approach with ramp; One fireplace (other type)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• 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 (+3.4%/yr); 631 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $691 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 + 3.4% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $96,941 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.68% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $374
• Equity at exit: $14,901

10-year hold

• IRR: 10.8%
• Equity multiple: 1.88×
• Total profit: $24,528
• Equity at exit: $8,641

Cash invested: $27,983 (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: 631
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$21 /mo · $257/yr
• Insurance: −$42
• HOA: −$495
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $244

Break-even live

Break-even rent $1,370

Max offer price $99,940

Occupancy floor 80%

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: $24,985
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4595 Stamm Ln Nampa, ID	1.0–3.0	1.0–2.0	933	$1,648	$1.77	14d	24	0.32mi
6185 E Medalist Ln Nampa, ID	1.0–2.0	1.0–2.5	879	$1,951	$2.22	3d	11	1.49mi

HOA detail

• Monthly dues: $495 · $5,940/yr

Listing history 23 events

1. 2026-05-15
   status Pending
2. 2026-04-27
   price $99,940
3. 2026-04-14
   price $109,900
4. 2026-04-07
   listed $114,900 Active
5. 2025-05-13
   soldstatus Sold 549-char remark

   Show marketing remark (549 chars)

   Welcome home. This like new, 2010 Fleetwood home, has 2 bedrooms and 1 bathroom and is positioned on a corner lot. The open living and dining area greets you as you enter. There is ample natural light that flows throughout the home. Split bedrooms provide the perfect layout. There is a fully fenced yard, storage sheds, and a ramp outside. Washing machine, dryer, and refrigerator all come with the home. Home was recently painted! Located in close proximity to the Garrity Blvd exit in Nampa means shopping, grocery stores, and dining are near by.

6. 2025-04-23
   status Pending 549-char remark

   Show marketing remark (549 chars)

   Welcome home. This like new, 2010 Fleetwood home, has 2 bedrooms and 1 bathroom and is positioned on a corner lot. The open living and dining area greets you as you enter. There is ample natural light that flows throughout the home. Split bedrooms provide the perfect layout. There is a fully fenced yard, storage sheds, and a ramp outside. Washing machine, dryer, and refrigerator all come with the home. Home was recently painted! Located in close proximity to the Garrity Blvd exit in Nampa means shopping, grocery stores, and dining are near by.

7. 2025-04-07
   listed $125,000 Active 549-char remark

   Show marketing remark (549 chars)

   Welcome home. This like new, 2010 Fleetwood home, has 2 bedrooms and 1 bathroom and is positioned on a corner lot. The open living and dining area greets you as you enter. There is ample natural light that flows throughout the home. Split bedrooms provide the perfect layout. There is a fully fenced yard, storage sheds, and a ramp outside. Washing machine, dryer, and refrigerator all come with the home. Home was recently painted! Located in close proximity to the Garrity Blvd exit in Nampa means shopping, grocery stores, and dining are near by.

8. 2025-04-05
   historical
9. 2025-03-27
   status Active
10. 2025-03-27
    historical
11. 2025-01-22
    price $129,000
12. 2024-11-13
    price $139,000
13. 2024-10-19
    price $149,000
14. 2024-09-30
    listed $155,000 Active
15. 2023-09-12
    soldstatus Sold
16. 2023-07-16
    status Pending
17. 2023-06-30
    status Active
18. 2023-06-25
    status Pending
19. 2023-06-22
    listed $90,000 Active
20. 2022-06-28
    historical
21. 2022-06-27
    soldstatus Sold
22. 2022-06-09
    status Pending
23. 2022-05-31
    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: $257 · $21/mo
• Projected year-2 tax: $690 · $57/mo
• Expected delta: +$433/yr (+$36/mo · 168.6%)

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

Taxation est. · year 1

• Rental income: $20,148
• − Mortgage interest: −$5,598
• − Property taxes: −$257
• − Insurance: −$500
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − HOA: −$5,940
• − Depreciation: −$2,907
• Taxable income: $1,722
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,518/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): 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

+0.9% since first listed

23 events — show timeline

• 2026-05-15 Pending — IMLS
• 2026-04-27 Price Changed $99,940 IMLS
• 2026-04-14 Price Changed $109,900 IMLS
• 2026-04-07 Listed $114,900 IMLS
• 2025-05-13 Sold (MLS) — IMLS
• 2025-04-23 Pending — IMLS
• 2025-04-07 Listed $125,000 IMLS
• 2025-04-05 Listing Removed — IMLS
• 2025-03-27 Relisted — IMLS
• 2025-03-27 Listing Removed — IMLS
• 2025-01-22 Price Changed $129,000 IMLS
• 2024-11-13 Price Changed $139,000 IMLS
• 2024-10-19 Price Changed $149,000 IMLS
• 2024-09-30 Listed $155,000 IMLS
• 2023-09-12 Sold (MLS) — IMLS
• 2023-07-16 Pending — IMLS
• 2023-06-30 Relisted — IMLS
• 2023-06-25 Pending — IMLS
• 2023-06-22 Listed $90,000 IMLS
• 2022-06-28 Listing Removed — IMLS
• 2022-06-27 Sold (MLS) — IMLS
• 2022-06-09 Pending — IMLS
• 2022-05-31 Listed $99,000 IMLS

Property tax history

+3.1%/yr

Latest (2025): $257 · -22.3% YoY. Source: county tax records.