16581 N White Pine St #102 · Nampa, ID 83651

$75,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 48 Days on market

Built 1981 Est $73k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.3/15.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

$$$SELLER TO OFFER $5,000 BUYER CREDIT!$$$ Freshly updated, move-in ready, and packed with value! This beautifully renovated home features a BRAND NEW ROOF, NEW A/C, and NEW FURNACE, giving you total peace of mind. Lot rent is ONLY $568/month. HOME HIGHLIGHTS: Modern open-concept floor plan with abundant natural light. Brand new carpeting, luxury vinyl plank (LVP) flooring, and a crisp, neutral color palette. Updated kitchen seamlessly flowing into the dining/living space. Charming covered front porch and a low-maintenance, partially fenced yard. Located in a family-friendly community just minutes from local amenities. Flexible financing options are available, and the seller will actively

Key facts

• Covered front porch
• Open floor plan
• Updated kitchen

Tags

• NEW ROOF
• UPDATED KITCHEN
• COVERED FRONT PORCH
• PARTIALLY FENCED YARD
• ENERGY EFFICIENT WINDOWS
• OPEN FLOOR PLAN

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Utilities: City water service; Sewer: other
• Home design: Manufactured home on land; Built in 1981; Located in a mobile home park
• Construction: Metal siding construction
• Exterior features: Partial metal fencing; Composition roof

Interior

• Kitchen: Built-in oven/range
• Bedrooms: 3 bedrooms — all on the main level
• Flooring: Carpet
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Solid surface counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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-, schools D+, amenities 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.
• Market conditions: Rents rising fast (+6.4%/yr); 319 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 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 + 6.4% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($73k) 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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: 1.95% ✓
• Cap rate: 17.44%
• Cash-on-cash: 39.80%
• DSCR: 2.77
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $72,996
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16652 N Grand Pine Way #14	0.08mi	2/2.0	940 (+2%)	6mo	$55,000	$59	84
16552 N Blue Spruce Trlr 307	0.06mi	3/2.0 (+1)	936 (+1%)	10mo	$99,900	$107	78
16515 N Grand Pine Way #48	0.08mi	3/2.0 (+1)	924 (0%)	15mo	$65,000	$70	75
16572 N Grand Pine Way #33	0.06mi	3/1.0 (+1)	924 (0%)	23mo	$79,910	$86	73
16667 N Grand Pine Way #12	0.08mi	3/1.0 (+1)	910 (-2%)	19mo	$60,000	$66	73
16867 Portner Rd #8	0.51mi	2/1.0	938 (+2%)	16mo	$74,000	$79	60
11344 W Hawkins	0.20mi	3/2.0 (+1)	1,056 (+14%)	23mo	$309,900	$293	39

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 · 6.41% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 2.78×
• Total profit: $37,390
• Equity at exit: $11,183

10-year hold

• IRR: 47.7%
• Equity multiple: 6.36×
• Total profit: $112,500
• Equity at exit: $6,485

Cash invested: $21,000 (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 83651

• Home prices YoY: -28.3%
• Rents YoY: 6.4%
• Active inventory: 319
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$393
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $696

Break-even live

Break-even rent $583

Max offer price $75,000

Occupancy floor 47%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11399 W Pamelas Ln Unit 103 Nampa, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	0.16mi
16715 N Pamelas Ct Apt 104 Nampa, ID	2.0	2.0	1000	$1,500	$1.50	23d	1	0.20mi
16716 N Pamelas Ct Apt 103 Nampa, ID	2.0	2.0	1000	$1,500	$1.50	14d	1	0.20mi
16801 N Pamelas Loop Unit 101 Nampa, ID	2.0	2.0	1000	$1,475	$1.48	23d	1	0.22mi
16723 N Pamelas Loop Unit 102 Nampa, ID	2.0	2.0	1000	$1,450	$1.45	21d	1	0.22mi
7012 Noah Dr Caldwell, ID	2.0	2.0	940	$1,550	$1.65	21d	1	0.67mi
209 Abraham Way Caldwell, ID	2.0	1.0	840	$1,350	$1.61	23d	1	0.67mi
6916 Enoch Dr Caldwell, ID	1.0	1.0	935	$1,275	$1.36	23d	1	0.69mi
6921 Noah Ct Caldwell, ID	2.0	2.0	990	$1,450	$1.46	21d	1	0.74mi
401 Canyon Village Ln Caldwell, ID	1.0–3.0	1.0–3.0	1161	$2,150	$1.85	3d	31	0.74mi
6903 Noah Ct Caldwell, ID	2.0	2.0	990	$1,550	$1.57	14d	1	0.79mi
15690 N Knightgate Ln Nampa, ID	2.0–3.0	2.0–3.0	1239	$1,650	$1.33	3d	3	0.89mi
11130 W Ashburn Ln Nampa, ID	2.0	2.0	1106	$1,650	$1.49	14d	2	0.90mi
11215 W Ashburn Ln Nampa, ID	2.0–3.0	2.0–3.0	1176	$1,499	$1.27	2d	2	0.92mi
11139 W Brassy Cove Loop Unit 201 Nampa, ID	2.0	2.0	900	$1,395	$1.55	21d	1	0.94mi
11139 W Brassy Cove Loop Nampa, ID	2.0	2.0	945	$1,395	$1.48	14d	1	0.94mi
11159 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.95mi
11132 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	3d	1	0.97mi
11144 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	2d	1	0.97mi
11160 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.98mi
11179 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	3d	1	0.99mi
11106 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	2d	1	1.00mi
15550 N Kodee Way Nampa, ID	2.0	2.0	900	$1,395	$1.55	14d	1	1.00mi
11103 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	2d	1	1.01mi
12086 W Greenstone St Nampa, ID	2.0	2.0	980	$1,475	$1.51	2d	3	1.01mi
11082 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	10d	1	1.01mi
11010 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	1.01mi
11034 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	19d	1	1.01mi
11028 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	1.02mi
11004 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	21d	1	1.03mi
11188 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	1.03mi
11039 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	10d	1	1.04mi
11199 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	1.05mi
5218 Guitar Ln Caldwell, ID	2.0	2.0	920	$1,422	$1.55	2d	6	1.08mi
10201 Cherry Ln Nampa, ID	1.0–3.0	1.0–2.0	1032	$1,866	$1.81	3d	18	1.09mi
1920 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	1.20mi
1860 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	14d	1	1.23mi
1925 W Bella Ln Nampa, ID	2.0	2.0	965	$1,395	$1.45	23d	1	1.23mi
1865 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	1.24mi
1825 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	1.25mi

Listing history 19 events

1. 2026-06-18
   days on market $75,000 Active 48 DOM
2. 2026-06-17
   days on market $75,000 Active 47 DOM
3. 2026-06-16
   days on market $75,000 Active 46 DOM
4. 2026-06-15
   days on market $75,000 Active 45 DOM
5. 2026-06-13
   days on market $75,000 Active 43 DOM
6. 2026-06-13
   days on market $75,000 Active 42 DOM
7. 2026-06-10
   days on market $75,000 Active 40 DOM
8. 2026-06-09
   days on market $75,000 Active 39 DOM
9. 2026-06-08
   days on market $75,000 Active 38 DOM
10. 2026-06-07
    days on market $75,000 Active 37 DOM
11. 2026-06-03
    days on market $75,000 Active 33 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    days on market $75,000 Active 32 DOM
14. 2026-06-01
    days on market $75,000 Active 31 DOM
15. 2026-05-31
    days on market $75,000 Active 30 DOM
16. 2026-05-01
    listed $75,000 Active
17. 2026-04-22
    historical
18. 2026-02-10
    price $69,900
19. 2025-11-19
    listed $74,900 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: $431 · $36/mo
• Projected year-2 tax: $518 · $43/mo
• Expected delta: +$86/yr (+$7/mo · 20.0%)

ⓘ 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 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 · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,575
• − Mortgage interest: −$4,201
• − Property taxes: −$431
• − Insurance: −$375
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$2,182
• Taxable income: $7,573
• Est. tax owed @ 24.0%: −$1,818
• After-tax cash flow: $6,540/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): 38,121
• Household income: $69,914
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 723.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 11%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Portuguese 3% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 16% German/W. Germanic 1% 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: ▼ -132.40%
• Current HPI: 335.6717
• Rent YoY: ▲ 6.41%
• 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

+0.1% since first listed

4 events — show timeline

• 2026-05-01 Listed $75,000 IMLS
• 2026-04-22 Listing Removed — IMLS
• 2026-02-10 Price Changed $69,900 IMLS
• 2025-11-19 Listed $74,900 IMLS

Property tax history

+16.0%/yr

Latest (2025): $431 · +214.5% YoY. Source: county tax records.