1320 S Holly · Nampa, ID 83686

$424,900

3 bd · 2.5 ba · 2,336 sqft · MultiFamily public records · 55 Days on market

Built 1950 8,276 sqft lot

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent investment opportunity just blocks from NNU and close to the hospital! This well-located duplex features a 3 bed, 1.5 bath main unit and a 1 bed, 1 bath second unit, both with tenants in place for immediate income. Each unit offers washer/dryer hookups, range/oven, and refrigerator, with the main unit also featuring a dishwasher and cozy fireplace. Both units enjoy private, fully fenced backyards and enclosed patio/sunroom spaces (each over 200 sq ft), adding valuable usable square footage. The main unit showcases original hardwood floors, tile, coved ceilings, and charming arched doorways that add character throughout the living areas. Additional highlights include separate elect

Key facts

• Washer dryer hookups
• Tile
• Duplex

Tags

• DUPLEX
• WASHER DRYER HOOKUPS
• PRIVATE FULLY FENCED BACKYARDS
• ENCLOSED PATIO SUNROOM SPACES
• ORIGINAL HARDWOOD FLOORS
• TILE

Property features AI

Exterior

• Parking: RV access/parking; 4 total parking spaces
• Utilities: City water service; Sewer connected; Cable connected; Separate electric meters for Unit 1 and Unit 2; Separate gas meter for Unit 1
• Home design: Duplex; Built in 1950
• Construction: Frame construction with wood siding; Composition roof; Crawl space foundation
• Exterior features: Full fencing; R.V. parking available; Sidewalks; Irrigation; Bus on city route

Interior

• Kitchen: Stove/Range in each unit; Refrigerator in each unit; Garbage disposal in each unit
• Bedrooms: 4 bedrooms total
• Bathrooms: 3 bathrooms total
• Heating & cooling: Forced air heating; Natural gas heating; Wall furnace; Central air conditioning; Wall/window unit(s) for cooling; Fireplace heating option
• Interior features: Fireplace(s); Washer/Dryer hookups in each unit; Disposal in each unit
• Laundry & utility: Washer/Dryer provided in each unit; Washer/Dryer hookups in each unit

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive. Per door: $63/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $352k (17.1% below list).
• Recommended offer: $352k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); West Middle School (math 12% / reading 30%, grade F, #105 of 109 statewide, top 96%, 587 students, 64% FRL); Nampa Senior High School (math 14% / reading 48%, grade F, #124 of 169 statewide, top 73%, 1,482 students, 38% FRL).
• Market conditions: Rents rising (+3.2%/yr); 545 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $3,524/mo this rent would consume 49% of the median local household income ($87k/yr) (locally 834% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 55 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $352,400 (17.1% 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 17% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-60,111
• Equity at exit: $63,354

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-38,893
• Equity at exit: $36,738

Cash invested: $118,972 (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

• Home prices YoY: -32.8%
• Rents YoY: 3.2%
• Active inventory: 545
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $3,524 high
• Mortgage (P&I): −$2,228
• Tax from tax record: −$254 /mo · $3,043/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $125

Break-even live

Break-even rent $3,366

Max offer price $424,900

Occupancy floor 91%

Sensitivity live

Price	-10% $366	-5% $245	+0% $125	+5% $5	+10% $-115
Rent	-10% $-153	-5% $-14	+0% $125	+5% $264	+10% $404
Rate	-1.0pp $339	-0.5pp $233	base $125	+0.5pp $15	+1.0pp $-97

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$3,524
Total (2 units)			$3,524

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: $106,225
• Closing costs: $12,747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2507 S Canyon St Nampa, ID	3.0	2.0	2200	$2,500	$1.14	23d	1	1.02mi
3173 S Mystic Seaport Ave Unit 1322138P Nampa, ID	4.0	2.0	2992	$5,849	$1.95	16d	1	1.14mi
844 W Georgia Ave Nampa, ID	4.0	2.5	1688	$2,350	$1.39	25d	1	1.31mi
2322 E Dewey Ave Nampa, ID	3.0	2.0	1850	$1,900	$1.03	4d	1	1.31mi
2114 E Olympic Ave Nampa, ID	3.0	2.5	1615	$2,295	$1.42	25d	1	1.43mi

Listing history 31 events

1. 2026-06-21
   days on market $424,900 Active 55 DOM
2. 2026-06-18
   days on market $424,900 Active 52 DOM
3. 2026-06-17
   days on market $424,900 Active 51 DOM
4. 2026-06-16
   days on market $424,900 Active 50 DOM
5. 2026-06-15
   days on market $424,900 Active 49 DOM
6. 2026-06-13
   days on market $424,900 Active 47 DOM
7. 2026-06-10
   days on market $424,900 Active 44 DOM
8. 2026-06-09
   days on market $424,900 Active 43 DOM
9. 2026-06-08
   days on market $424,900 Active 42 DOM
10. 2026-06-07
    days on market $424,900 Active 41 DOM
11. 2026-06-03
    days on market $424,900 Active 37 DOM
12. 2026-06-03
    days on market $424,900 Active 36 DOM
13. 2026-06-01
    days on market $424,900 Active 35 DOM
14. 2026-05-31
    days on market $424,900 Active 34 DOM
15. 2026-05-20
    price $424,900
16. 2026-04-27
    listed $449,900 Active
17. 2023-09-01
    historical
18. 2023-02-14
    listed $465,000 Active
19. 2022-04-08
    historical
20. 2022-03-22
    status Pending
21. 2022-03-07
    status Active
22. 2022-03-02
    status Pending
23. 2022-02-25
    listed $508,000 Active
24. 2020-12-18
    soldstatus
25. 2020-11-18
    status Pending
26. 2020-11-16
    listed $319,900 Active
27. 2019-08-01
    soldstatus
28. 2009-05-12
    listed $44,900
29. 2005-10-14
    soldstatus
30. 2005-10-14
    soldstatus
31. 2005-09-02
    listed $94,900

ⓘ 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: $3,043 · $254/mo
• Projected year-2 tax: $3,043 · $254/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥99°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: $42,288
• − Mortgage interest: −$23,801
• − Property taxes: −$3,043
• − Insurance: −$2,124
• − Repairs & maintenance: −$3,383
• − Management: −$3,383
• − Depreciation: −$12,361
• Taxable loss: −$5,807
• Est. tax savings @ 24.0%: +$1,394
• After-tax cash flow: $2,895/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): 60,993
• Household income: $86,518
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 834.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 21% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 3% Lithuanian 3% Portuguese 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 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: ▼ -144.85%
• Current HPI: 297.3608
• Rent YoY: ▲ 3.25%
• 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

+347.7% since first listed

17 events — show timeline

• 2026-05-20 Price Changed $424,900 IMLS
• 2026-04-27 Listed $449,900 IMLS
• 2023-09-01 Listing Removed — IMLS
• 2023-02-14 Listed $465,000 IMLS
• 2022-04-08 Listing Removed — IMLS
• 2022-03-22 Pending — IMLS
• 2022-03-07 Relisted — IMLS
• 2022-03-02 Pending — IMLS
• 2022-02-25 Listed $508,000 IMLS
• 2020-12-18 Sold (Public Records) — Public Records
• 2020-11-18 Pending — IMLS
• 2020-11-16 Listed $319,900 IMLS
• 2019-08-01 Sold (Public Records) — Public Records
• 2009-05-12 Listed $44,900 IMLS
• 2005-10-14 Sold (Public Records) — Public Records
• 2005-10-14 Sold (MLS) — IMLS
• 2005-09-02 Listed $94,900 IMLS

Property tax history

+4.4%/yr

Latest (2025): $3,043 · -1.3% YoY. Source: county tax records.