14 S Sugar Loop · Nampa, ID 83687

$317,987

3 bd · 2.5 ba · 1,509 sqft · Townhouse public records · 68 Days on market

Built 2002 2,178 sqft lot Est $347k · 8% under $41/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +11.3/15.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

“Fantastic opportunity in Nampa; Very well maintained 3 bed, 2.5 bath town-home with a 2-car garage, priced to sell. Fully fenced backyard with a nice patio slab, large master bedroom and private master bath. This property offers close proximity to downtown Nampa and easy I-84 freeway access. Great value in today’s market. ” * * * * * * Seller is Offering a 1 year Buyer's Home warranty. * * * * * * OPEN HOUSE 5/17/26 from 12-2PM * * *

Key facts

• Patio slab
• $41 HOA
• 2 garage spots

Tags

• FULLY FENCED BACKYARD
• PATIO SLAB
• EASY I-84 FREEWAY ACCESS

Property features AI

Finance

• Other: Property is in the Sugar Meadows #2 subdivision
• HOA & community: Monthly HOA fee of $41.50

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces (total 2 parking spaces)
• Utilities: Sewer connected; Cable connected; Public paved road frontage
• Home design: Townhouse; Built in 2002
• Construction: Frame and stucco construction; Composition roof
• Exterior features: Wood fencing; Automatic full sprinkler system

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven/Range (freestanding)
• Bedrooms: 3 bedrooms (master, bedroom 2 and bedroom 3 all on upper level); Master bedroom approx. 23 x 17; Bedroom 2 approx. 14 x 14; Bedroom 3 approx. 13 x 12
• Flooring: Carpet
• Bathrooms: 3 bathrooms
• Heating & cooling: No central heating listed; Central air conditioning
• Interior features: Bath in master bedroom
• Laundry & utility: Utility room on main level (approx. 6 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $318k.

Deal economics

• At list price, monthly cash flow is $39 ($471/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (21.7% below list).
• Recommended offer: $249k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Park Ridge Elementary (math 17% / reading 32%, grade F, #332 of 357 statewide, top 95%, 302 students, 54% FRL); East Valley Middle School (math 14% / reading 38%, grade F, #102 of 109 statewide, top 95%, 668 students, 49% FRL); Columbia High School (math 16% / reading 52%, grade F, #115 of 169 statewide, top 68%, 1,239 students, 39% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 638 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).
• This rent runs 39% of the median local income ($77k/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 $2k of loan paydown is wiped out by about $10k 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 68 days — a 6% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,936 (21.7% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 22% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $347,070
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 S Sugar Loop Ln	0.06mi	3/2.5	1,509 (0%)	8mo	$299,500	$198	91
47 S Sugar Loop Ln	0.04mi	3/2.5	1,509 (0%)	19mo	$279,990	$186	82
2324 E Spice Loop #4	0.11mi	3/3.0	1,400 (-7%)	3mo	$325,000	$232	78
2111 4th St N	0.20mi	3/2.5	1,494 (-1%)	14mo	$349,900	$234	78
2316 E Spice Loop #4	0.13mi	3/3.0	1,380 (-8%)	4mo	$316,990	$230	75
2315 E Spice Loop #4	0.10mi	3/3.0	1,372 (-9%)	7mo	$332,499	$242	72
2304 E Spice Loop #4	0.13mi	3/3.0	1,380 (-8%)	17mo	$309,000	$224	64
2310 E Spice Loop #3 Loop	0.14mi	3/3.0	1,373 (-9%)	21mo	$325,000	$237	59
2480 E Hidden Creek St	0.45mi	3/2.0	1,723 (+14%)	3mo	$374,900	$218	50
2492 E Hidden Creek St	0.46mi	3/2.0	1,723 (+14%)	4mo	$374,900	$218	50

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-48,048
• Equity at exit: $47,413

10-year hold

• IRR: -5.9%
• Equity multiple: 0.61×
• Total profit: $-34,558
• Equity at exit: $27,494

Cash invested: $89,036 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,489 high
• Mortgage (P&I): −$1,668
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$132
• HOA: −$41
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $39

Break-even live

Break-even rent $2,440

Max offer price $317,987

Occupancy floor 93%

Sensitivity live

Price	-10% $219	-5% $129	+0% $39	+5% $-51	+10% $-141
Rent	-10% $-157	-5% $-59	+0% $39	+5% $138	+10% $236
Rate	-1.0pp $199	-0.5pp $120	base $39	+0.5pp $-43	+1.0pp $-127

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: $79,497
• Closing costs: $9,540
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 S Sugar Loop Ln Unit 1460915P Nampa, ID	3.0	2.0	1237	$3,497	$2.83	5d	1	0.04mi
2807 Mink Pl Nampa, ID	3.0	2.0	1246	$1,925	$1.54	23d	1	0.41mi
220 15th Ave S #4 Nampa, ID	3.0	1.0	1104	$1,500	$1.36	5d	1	0.71mi
2322 E Dewey Ave Nampa, ID	3.0	2.0	1850	$1,900	$1.03	4d	1	0.76mi
146 N Grant St Nampa, ID	3.0	2.0	1100	$1,900	$1.73	23d	1	0.81mi
112 S Diamond St Nampa, ID	3.0	1.0	1058	$1,695	$1.60	5d	1	0.82mi
724 15th Ave S Nampa, ID	4.0	2.0	1210	$2,400	$1.98	5d	1	0.98mi
512 S Elder St Nampa, ID	3.0	2.0	1560	$1,725	$1.11	23d	1	1.05mi
812 2nd St N Nampa, ID	3.0	2.5	1400	$1,800	$1.29	5d	1	1.07mi
123 S Holly St Nampa, ID	2.0	1.0	1050	$1,595	$1.52	5d	1	1.12mi
117 Shoshone Ave Nampa, ID	3.0	2.5	1557	$1,925	$1.24	23d	1	1.15mi
1004 Southside Blvd Nampa, ID	2.0–3.0	2.0	1212	$1,974	$1.63	4d	7	1.20mi
2023 E Elm Grove Dr Unit 1460911P Nampa, ID	3.0	2.0	1399	$3,389	$2.42	5d	1	1.26mi
2324 Yucca Pl Nampa, ID	4.0	2.0	1460	$2,095	$1.43	25d	1	1.29mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 30 events

1. 2026-06-21
   days on market $317,987 Active 68 DOM
2. 2026-06-18
   days on market $317,987 Active 65 DOM
3. 2026-06-17
   days on market $317,987 Active 64 DOM
4. 2026-06-16
   days on market $317,987 Active 63 DOM
5. 2026-06-15
   days on market $317,987 Active 62 DOM
6. 2026-06-13
   days on market $317,987 Active 60 DOM
7. 2026-06-10
   days on market $317,987 Active 57 DOM
8. 2026-06-09
   days on market $317,987 Active 56 DOM
9. 2026-06-08
   days on market $317,987 Active 55 DOM
10. 2026-06-07
    days on market $317,987 Active 54 DOM
11. 2026-06-03
    days on market $317,987 Active 50 DOM
12. 2026-06-03
    days on market $317,987 Active 49 DOM
13. 2026-06-01
    days on market $317,987 Active 48 DOM
14. 2026-05-31
    days on market $317,987 Active 47 DOM
15. 2026-05-22
    price $317,987
16. 2026-04-14
    listed $327,987 Active
17. 2020-02-28
    soldstatus Sold
18. 2020-02-28
    soldstatus
19. 2020-01-12
    status Pending
20. 2020-01-07
    listed $175,000 Active
21. 2016-11-28
    listed $116,500
22. 2013-06-20
    listed $74,900
23. 2007-08-22
    soldstatus
24. 2007-08-22
    soldstatus
25. 2007-08-22
    soldstatus
26. 2007-07-27
    listed $129,900
27. 2007-07-27
    listed $129,900
28. 2005-11-28
    soldstatus
29. 2005-09-19
    soldstatus
30. 2004-08-16
    listed $104,900

ⓘ 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: $1,035 · $86/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$1,159/yr (+$97/mo · 111.9%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 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 · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,872
• − Mortgage interest: −$17,812
• − Property taxes: −$1,035
• − Insurance: −$1,590
• − Repairs & maintenance: −$2,390
• − Management: −$2,390
• − HOA: −$492
• − Depreciation: −$9,251
• Taxable loss: −$5,087
• Est. tax savings @ 24.0%: +$1,221
• After-tax cash flow: $1,692/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

+203.1% since first listed

16 events — show timeline

• 2026-05-22 Price Changed $317,987 IMLS
• 2026-04-14 Listed $327,987 IMLS
• 2020-02-28 Sold (Public Records) — Public Records
• 2020-02-28 Sold (MLS) — IMLS
• 2020-01-12 Pending — IMLS
• 2020-01-07 Listed $175,000 IMLS
• 2016-11-28 Listed $116,500 IMLS
• 2013-06-20 Listed $74,900 IMLS
• 2007-08-22 Sold (Public Records) — Public Records
• 2007-08-22 Sold (MLS) — IMLS
• 2007-08-22 Sold (MLS) — IMLS
• 2007-07-27 Listed $129,900 IMLS
• 2007-07-27 Listed $129,900 IMLS
• 2005-11-28 Sold (MLS) — IMLS
• 2005-09-19 Sold (Public Records) — Public Records
• 2004-08-16 Listed $104,900 IMLS

Property tax history

-4.3%/yr

Latest (2025): $1,035 · -4.6% YoY. Source: county tax records.