4403 High Valley Ave · Nampa, ID 83687

$79,900

3 bd · 2.0 ba · 1,134 sqft · Manufactured public records · 35 Days on market

Built 1999 Est $124k · 35% under ↓ 38% 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
• 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

Very well kept MH in a quiet park. Split floor plan. 3 bedroom, 2 bath comfortable living rooms w/ hardwood floors. Separate eating area, plenty of kitchen cabinets. Master bedroom w/ renovated master bath w/ 2 sinks, tile tub, separate shower. Close to Hwy & shopping.

Key facts

• Functional kitchen
• Larger lot
• Outdoor space

Tags

• LARGER LOT
• FRESH EXTERIOR PAINT
• COMFORTABLE LIVING AREA
• FUNCTIONAL KITCHEN
• OUTDOOR SPACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Property is on a rented lot within Happy Valley subdivision
• Financial info: Financial details not provided
• HOA & community: Association fee: monthly

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: City water service; Sewer connected
• Home design: Manufactured/mobile home (rented lot)
• Construction: Built in 1999; Composition roof
• Exterior features: Full wire fencing; Auto sprinkler system with pressurized irrigation; Paved road access; Located in a mobile home park

Interior

• Kitchen: Kitchen on main level (approx. 12 x 10); Dishwasher; Microwave; Freestanding oven/range; Refrigerator; Laminate counters
• Bedrooms: 3 bedrooms, all on the main level (Master: approx. 12 x 11; Bedroom 2: approx. 10 x 10; Bedroom 3: approx. 11 x 10)
• Flooring: Hardwood; Carpet
• Bathrooms: 2 bathrooms; Master bath with double vanity
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Primary bedroom on main level with private bath; Double vanity in bath; Walk-in closet(s); Laminate countertops; Fireplace
• Laundry & utility: Washer and dryer included; Utility room on main level (approx. 8 x 4)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.5% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 + 3.4% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.37% ✓
• Cap rate: 21.55%
• Cash-on-cash: 54.47%
• DSCR: 3.42
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $123,606
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 Garden Valley St	0.28mi	3/2.0	1,152 (+2%)	3mo	$64,500	$56	82
814 Long Valley St	0.27mi	3/2.0	1,188 (+5%)	6mo	$149,900	$126	75
823 Round Vly	0.29mi	3/2.0	1,152 (+2%)	18mo	$125,000	$109	68
817 Little Valley St	0.24mi	3/2.0	1,215 (+7%)	17mo	$125,000	$103	63
905 Long Vly	0.31mi	3/1.0	972 (-14%)	11mo	$115,000	$118	48

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: 53.1%
• Equity multiple: 3.35×
• Total profit: $52,559
• Equity at exit: $11,913

10-year hold

• IRR: 58.5%
• Equity multiple: 6.92×
• Total profit: $132,477
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$419
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $1,016

Break-even live

Break-even rent $608

Max offer price $79,900

Occupancy floor 41%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 N Margot Ln , ID	2.0	2.0	920	$1,550	$1.68	3d	3	0.27mi
4595 Stamm Ln Nampa, ID	1.0–3.0	1.0–2.0	933	$1,927	$2.07	14d	24	0.39mi
4711 Stamm Ln Nampa, ID	3.0	2.5	1260	$1,950	$1.55	3d	1	0.46mi
146 N Grant St Nampa, ID	3.0	2.0	1100	$1,900	$1.73	21d	1	1.07mi
2807 Mink Pl Nampa, ID	3.0	2.0	1246	$1,925	$1.54	21d	1	1.48mi

Listing history 15 events

1. 2026-06-16
   statusdays on market $79,900 Pending 35 DOM
2. 2026-06-15
   days on market $79,900 Active 34 DOM
3. 2026-06-13
   days on market $79,900 Active 32 DOM
4. 2026-06-10
   days on market $79,900 Active 29 DOM
5. 2026-06-09
   days on market $79,900 Active 28 DOM
6. 2026-06-08
   days on market $79,900 Active 27 DOM
7. 2026-06-07
   days on market $79,900 Active 26 DOM
8. 2026-06-03
   statusdays on market $79,900 Active 22 DOM
9. 2026-05-22
   status Pending
10. 2026-05-01
    listed $79,900 Active
11. 2021-12-07
    soldstatus Sold 275-char remark

    Show marketing remark (275 chars)

    Very well kept MH in a quiet park. Split floor plan. 3 bedroom, 2 bath comfortable living rooms w/ hardwood floors. Separate eating area, plenty of kitchen cabinets. Master bedroom w/ renovated master bath w/ 2 sinks, tile tub, separate shower. Close to Hwy & shopping.

12. 2021-10-28
    status Pending 275-char remark

    Show marketing remark (275 chars)

    Very well kept MH in a quiet park. Split floor plan. 3 bedroom, 2 bath comfortable living rooms w/ hardwood floors. Separate eating area, plenty of kitchen cabinets. Master bedroom w/ renovated master bath w/ 2 sinks, tile tub, separate shower. Close to Hwy & shopping.

13. 2021-10-25
    status Active 275-char remark

    Show marketing remark (275 chars)

    Very well kept MH in a quiet park. Split floor plan. 3 bedroom, 2 bath comfortable living rooms w/ hardwood floors. Separate eating area, plenty of kitchen cabinets. Master bedroom w/ renovated master bath w/ 2 sinks, tile tub, separate shower. Close to Hwy & shopping.

14. 2021-10-04
    status Pending 275-char remark

    Show marketing remark (275 chars)

    Very well kept MH in a quiet park. Split floor plan. 3 bedroom, 2 bath comfortable living rooms w/ hardwood floors. Separate eating area, plenty of kitchen cabinets. Master bedroom w/ renovated master bath w/ 2 sinks, tile tub, separate shower. Close to Hwy & shopping.

15. 2021-09-17
    listed $129,900 Active 275-char remark

    Show marketing remark (275 chars)

    Very well kept MH in a quiet park. Split floor plan. 3 bedroom, 2 bath comfortable living rooms w/ hardwood floors. Separate eating area, plenty of kitchen cabinets. Master bedroom w/ renovated master bath w/ 2 sinks, tile tub, separate shower. Close to Hwy & shopping.

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $551 · $46/mo
• Expected delta: +$212/yr (+$18/mo · 62.3%)

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

Taxation est. · year 1

• Rental income: $22,726
• − Mortgage interest: −$4,476
• − Property taxes: −$340
• − Insurance: −$400
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$2,324
• Taxable income: $11,551
• Est. tax owed @ 24.0%: −$2,772
• After-tax cash flow: $9,414/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

-38.5% since first listed

7 events — show timeline

• 2026-05-22 Pending — IMLS
• 2026-05-01 Listed $79,900 IMLS
• 2021-12-07 Sold (MLS) — IMLS
• 2021-10-28 Pending — IMLS
• 2021-10-25 Relisted — IMLS
• 2021-10-04 Pending — IMLS
• 2021-09-17 Listed $129,900 IMLS

Property tax history

-4.4%/yr

Latest (2025): $340 · -11.9% YoY. Source: county tax records.