1132 S Powerline Rd · Nampa, ID 83686-5625

$565,000

4 bd · 2.5 ba · 3,284 sqft · Other public records · 55 Days on market

Built 1940 0.73 ac lot

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming remodeled home with a park like setting for the back yard, mature trees, yard fully fenced. New roof and outside paint in 2021. Covered front porch and wooden back patio. Plank laminate flooring in dining room, hard wood floors in entry way and hallway (unfinished), beautiful hardwood floors in upstairs bedrooms. Copious amount of storage throughout home. Basement includes a full kitchen with outdoor entrance. Multiple outdoor sheds, 2-car detached garage with bonus work area. 2 refrigerators, washer and dryer included.

Key facts

• 0.73 acre lot
• 2 garage spots
• Built 1940

Property features AI

Exterior

• Parking: Detached garage (20 x 30); Two covered parking spaces; RV access/parking; Finished driveway; Total 2 parking spaces
• Utilities: Well water
• Home design: Single family residence; Built in 1940
• Construction: Frame construction with HardiPlank siding; Composition roof
• Exterior features: Full wood and metal fencing; Garden; Irrigation available with manual and sprinkler systems; Chickens allowed; Storage shed; Separate living quarters

Interior

• Kitchen: Kitchen with island; Kitchen includes pantry and breakfast bar; Oven/Range (freestanding); Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on the main level (approx. 14 x 12); Second bedroom on the main level (approx. 12 x 12); Third bedroom on the main level (approx. 15 x 11); Fourth bedroom on the lower level (approx. 15 x 13)
• Flooring: Hardwood; Tile; Carpet; Laminate
• Bathrooms: Three bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom with en-suite bathroom; Main-level primary bedroom; Family room; Two kitchens; Walk-in closets; Breakfast bar; Pantry; Kitchen island
• Laundry & utility: Utility room on the lower level (approx. 10 x 9); Gas water heater; Owned water softener

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $565k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $565k).
• Recommended offer: $548k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Sherman Elementary (math 22% / reading 32%, grade F, #318 of 357 statewide, top 92%, 513 students, 88% FRL); Skyview High School (math 26% / reading 48%, grade F, #100 of 169 statewide, top 61%, 1,152 students, 32% FRL).
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($4k loan paydown + $17k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $158k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($548k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $30k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $548,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.8%
• Equity multiple: 1.96×
• Total profit: $151,469
• Equity at exit: $254,048

10-year hold

• IRR: 18.3%
• Equity multiple: 3.67×
• Total profit: $421,639
• Equity at exit: $391,519

Cash invested: $158,200 (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 83686-5625

• Active inventory: 1
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $5,849 medium
• Mortgage (P&I): −$2,963
• Tax from tax record: −$108 /mo · $1,301/yr
• Insurance: −$235
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,228
• Net cashflow: $1,314

Break-even live

Break-even rent $4,186

Max offer price $565,000

Occupancy floor 73%

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: $141,250
• Closing costs: $16,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3173 S Mystic Seaport Ave Unit 1322138P Nampa, ID	4.0	2.0	2992	$5,849	$1.95	14d	1	1.36mi

Listing history 22 events

1. 2026-06-18
   days on market $565,000 Active 55 DOM
2. 2026-06-17
   days on market $565,000 Active 54 DOM
3. 2026-06-16
   days on market $565,000 Active 53 DOM
4. 2026-06-15
   days on market $565,000 Active 52 DOM
5. 2026-06-13
   days on market $565,000 Active 50 DOM
6. 2026-06-10
   days on market $565,000 Active 47 DOM
7. 2026-06-09
   days on market $565,000 Active 46 DOM
8. 2026-06-08
   days on market $565,000 Active 45 DOM
9. 2026-06-07
   days on market $565,000 Active 44 DOM
10. 2026-06-03
    days on market $565,000 Active 40 DOM
11. 2026-06-03
    days on market $565,000 Active 39 DOM
12. 2026-06-01
    days on market $565,000 Active 38 DOM
13. 2026-05-31
    days on market $565,000 Active 37 DOM
14. 2026-05-21
    price $575,000
15. 2026-05-11
    price $585,000
16. 2026-04-24
    listed $595,000 Active
17. 2022-09-14
    soldstatus Sold 534-char remark

    Show marketing remark (534 chars)

    Charming remodeled home with a park like setting for the back yard, mature trees, yard fully fenced. New roof and outside paint in 2021. Covered front porch and wooden back patio. Plank laminate flooring in dining room, hard wood floors in entry way and hallway (unfinished), beautiful hardwood floors in upstairs bedrooms. Copious amount of storage throughout home. Basement includes a full kitchen with outdoor entrance. Multiple outdoor sheds, 2-car detached garage with bonus work area. 2 refrigerators, washer and dryer included.

18. 2022-09-14
    soldstatus

    Show marketing remark (534 chars)

    Charming remodeled home with a park like setting for the back yard, mature trees, yard fully fenced. New roof and outside paint in 2021. Covered front porch and wooden back patio. Plank laminate flooring in dining room, hard wood floors in entry way and hallway (unfinished), beautiful hardwood floors in upstairs bedrooms. Copious amount of storage throughout home. Basement includes a full kitchen with outdoor entrance. Multiple outdoor sheds, 2-car detached garage with bonus work area. 2 refrigerators, washer and dryer included.

19. 2022-08-01
    status Pending 534-char remark

    Show marketing remark (534 chars)

    Charming remodeled home with a park like setting for the back yard, mature trees, yard fully fenced. New roof and outside paint in 2021. Covered front porch and wooden back patio. Plank laminate flooring in dining room, hard wood floors in entry way and hallway (unfinished), beautiful hardwood floors in upstairs bedrooms. Copious amount of storage throughout home. Basement includes a full kitchen with outdoor entrance. Multiple outdoor sheds, 2-car detached garage with bonus work area. 2 refrigerators, washer and dryer included.

20. 2022-07-18
    price $499,900 534-char remark

    Show marketing remark (534 chars)

    Charming remodeled home with a park like setting for the back yard, mature trees, yard fully fenced. New roof and outside paint in 2021. Covered front porch and wooden back patio. Plank laminate flooring in dining room, hard wood floors in entry way and hallway (unfinished), beautiful hardwood floors in upstairs bedrooms. Copious amount of storage throughout home. Basement includes a full kitchen with outdoor entrance. Multiple outdoor sheds, 2-car detached garage with bonus work area. 2 refrigerators, washer and dryer included.

21. 2022-07-12
    price $549,900 534-char remark

    Show marketing remark (534 chars)

    Charming remodeled home with a park like setting for the back yard, mature trees, yard fully fenced. New roof and outside paint in 2021. Covered front porch and wooden back patio. Plank laminate flooring in dining room, hard wood floors in entry way and hallway (unfinished), beautiful hardwood floors in upstairs bedrooms. Copious amount of storage throughout home. Basement includes a full kitchen with outdoor entrance. Multiple outdoor sheds, 2-car detached garage with bonus work area. 2 refrigerators, washer and dryer included.

22. 2022-06-21
    listed $575,000 Active 534-char remark

    Show marketing remark (534 chars)

    Charming remodeled home with a park like setting for the back yard, mature trees, yard fully fenced. New roof and outside paint in 2021. Covered front porch and wooden back patio. Plank laminate flooring in dining room, hard wood floors in entry way and hallway (unfinished), beautiful hardwood floors in upstairs bedrooms. Copious amount of storage throughout home. Basement includes a full kitchen with outdoor entrance. Multiple outdoor sheds, 2-car detached garage with bonus work area. 2 refrigerators, washer and dryer included.

ⓘ 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: $1,301 · $108/mo
• Projected year-2 tax: $3,898 · $325/mo
• Expected delta: +$2,597/yr (+$216/mo · 199.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,188
• − Mortgage interest: −$31,649
• − Property taxes: −$1,301
• − Insurance: −$2,825
• − Repairs & maintenance: −$5,615
• − Management: −$5,615
• − Depreciation: −$16,436
• Taxable income: $6,747
• Est. tax owed @ 24.0%: −$1,619
• After-tax cash flow: $14,148/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $575,000 IMLS
• 2026-05-11 Price Changed $585,000 IMLS
• 2026-04-24 Listed $595,000 IMLS
• 2022-09-14 Sold (Public Records) — Public Records
• 2022-09-14 Sold (MLS) — IMLS
• 2022-08-01 Pending — IMLS
• 2022-07-18 Price Changed $499,900 IMLS
• 2022-07-12 Price Changed $549,900 IMLS
• 2022-06-21 Listed $575,000 IMLS

Property tax history

+2.3%/yr

Latest (2025): $1,301 · +3.2% YoY. Source: county tax records.