17720 N Hugh Glass Way · Nampa, ID 83687

$509,990

4 bd · 2.0 ba · 2,126 sqft · SingleFamily · 64 Days on market

Built 2026 Good condition 8,712 sqft lot Est $510k · at est. $54/mo HOA · 1% 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 +12.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock your $25K now through May 31! Ask a Sales Specialist for details. Enter into a brand new home in Nampa, Idaho and enjoy its benefits and stress free living! The Preston 2126 is designed with easy living in mind, beginning with a dedicated entryway that leads into open living areas highlighted by vaulted ceilings and abundant natural light. The kitchen, living room, and dining room blend seamlessly to create an ideal space for hosting, relaxing, or gathering for everyday moments. The kitchen boasts upgraded finishes, including stainless steel appliances, a gas range, and stylish solid surface countertops. The primary suite is positioned at the rear of the home to offer a quiet retreat

Key facts

• Open living areas
• Upgraded finishes
• Dedicated entryway

Tags

• DEDICATED ENTRYWAY
• OPEN LIVING AREAS
• VAULTED CEILINGS
• ABUNDANT NATURAL LIGHT
• UPGRADED FINISHES
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Located in Nampa NE area (Spring Hollow Ranch)
• HOA & community: Homeowners association with annual fee of $650; Subdivision: Spring Hollow Ranch

Exterior

• Parking: Attached 3-car garage; Covered parking for 3 vehicles
• Utilities: City water service; Sewer connected; Gas available (natural gas heating, gas range, gas water heater)
• Home design: Single family residence; New construction (built 2026); Built by CBH Homes
• Construction: Frame construction with HardiPlank-type siding; Composition roof; New construction
• Exterior features: Partial fencing; Sidewalks; Automatic sprinkler system (partial/pressurized irrigation)

Interior

• Kitchen: Kitchen on main level; Kitchen approx. 10 x 10; Kitchen island; Pantry; Breakfast bar; Solid surface counters; Dishwasher; Microwave; Oven/Range (freestanding); Gas Range; Disposal
• Bedrooms: 4 bedrooms, all on the main level; Primary bedroom approx. 15 x 14; Second bedroom approx. 12 x 12 (listed 12 x 13); Third bedroom approx. 11 x 12; Fourth bedroom approx. 12 x 11
• Flooring: Carpet; Engineered vinyl plank
• Bathrooms: 2 bathrooms; Primary bath with double vanity
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom on main level; Bath in primary bedroom; Split bedroom layout; Great room; Double vanity in bath; Walk-in closet(s); Breakfast bar; Pantry; Kitchen island; Solid surface counters
• Laundry & utility: Utility/laundry room on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $510k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-49 ($-586/yr) — negative.
• To cash-flow at today's rent, offer at most $503k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $447k (12.4% below list).
• Recommended offer: $447k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• 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.
• Zoned schools: East Canyon Elementary School (math 34% / reading 44%, grade F, #247 of 357 statewide, top 70%, 692 students, 33% FRL); Sage Valley Middle School (math 27% / reading 55%, grade F, #68 of 109 statewide, top 62%, 810 students, 28% FRL); Ridgevue High School (math 27% / reading 67%, grade D-, #55 of 169 statewide, top 34%, 1,578 students, 31% FRL) — zoned schools average 31% FRL vs 52% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.4%/yr); 638 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $4,468/mo this rent would consume 70% of the median local household income ($77k/yr) (locally 683% 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 $4k of loan paydown is wiped out by about $15k 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 64 days — a 6% lower offer ($479k) is reasonable based on typical stale-listing flexibility.

Recommended offer $446,781 (12.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.88% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $510,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5030 E Open Canyon Dr	0.07mi	4/2.0	2,023 (-5%)	1mo	$469,990	$232	88
5214 E Phelps Lake Dr	0.09mi	4/2.0	2,025 (-5%)	1mo	$459,990	$227	88
5200 E Phelps Lake Dr	0.08mi	4/2.0	2,023 (-5%)	2mo	$479,990	$237	87
5256 E Phelps Lake Dr	0.13mi	4/2.5	2,054 (-3%)	0mo	$469,990	$229	86
5072 E Open Canyon Dr	0.05mi	4/2.5	1,893 (-11%)	0mo	$451,990	$239	77
5127 E Open Canyon Dr	0.03mi	4/2.0	1,860 (-12%)	0mo	$451,990	$243	77
17691 N Boone Peak Ave	0.04mi	4/2.0	1,860 (-12%)	1mo	$439,990	$237	77
17663 N Boone Peak Ave	0.05mi	4/2.5	1,893 (-11%)	2mo	$454,990	$240	76
5268 E Open Canyon Dr	0.16mi	4/2.5	1,893 (-11%)	1mo	$456,990	$241	72
5576 E Garby St Lot 12 Block 7	0.57mi	4/2.0	2,046 (-4%)	1mo	$533,601	$261	66
5564 E Garby St Lot 13 Block 7	0.57mi	4/2.0	1,979 (-7%)	1mo	$519,990	$263	61
5552 E Garby St Lot 14 Block 7	0.57mi	4/3.0	2,258 (+6%)	1mo	$549,990	$244	58

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-83,665
• Equity at exit: $76,041

10-year hold

• IRR: -7.4%
• Equity multiple: 0.52×
• Total profit: $-68,227
• Equity at exit: $44,095

Cash invested: $142,797 (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: 9.5×

Monthly cashflow live

• Estimated rent: $4,468 high
• Mortgage (P&I): −$2,674
• Tax est. 1.5%: −$637 /mo · $7,650/yr
• Insurance: −$212
• HOA: −$54
• Vacancy / Maint / Mgmt: −$938
• Net cashflow: $-49

Break-even live

Break-even rent $4,530

Max offer price $502,920

Occupancy floor 96%

Sensitivity live

Price	-10% $304	-5% $127	+0% $-49	+5% $-225	+10% $-401
Rent	-10% $-402	-5% $-225	+0% $-49	+5% $128	+10% $304
Rate	-1.0pp $208	-0.5pp $81	base $-49	+0.5pp $-181	+1.0pp $-315

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: $127,498
• Closing costs: $15,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5126 E Sylvan Hart Dr Unit 1322143P Nampa, ID	5.0	2.5	2992	$6,692	$2.24	16d	1	0.07mi
5563 E Garby St Nampa, ID	3.0	2.0	1408	$2,195	$1.56	23d	1	0.57mi
5553 E Bollo St Unit 1322139P Nampa, ID	3.0	2.5	1991	$3,376	$1.70	13d	1	0.81mi
5643 E Bollo St Unit 1250641P Nampa, ID	3.0	2.5	1797	$3,396	$1.89	13d	1	0.85mi
16852 Idaho Center Blvd Nampa, ID	3.0	2.5	1558	$1,762	$1.13	5d	3	1.13mi
7003 W Redwood Creek Dr Meridian, ID	4.0	2.0	2025	$2,650	$1.31	16d	1	1.18mi
6960 W Redwood Creek Dr Unit 1250677P Meridian, ID	5.0	2.5	2798	$6,915	$2.47	16d	1	1.22mi
6670 W Yoke St Meridian, ID	3.0	2.0	1903	$2,500	$1.31	25d	1	1.24mi
4289 N Glassford Ave Unit 1250678P Meridian, ID	4.0	2.0	2195	$5,366	$2.44	13d	1	1.28mi
6643 W Redwood Creek Dr Meridian, ID	3.0	2.0	1694	$2,350	$1.39	5d	1	1.33mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: gas

Listing history 2 events

1. 2026-05-21
   status Pending
2. 2026-03-18
   listed $509,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°F today · 17 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: $53,614
• − Mortgage interest: −$28,567
• − Property taxes: −$7,650
• − Insurance: −$2,550
• − Repairs & maintenance: −$4,289
• − Management: −$4,289
• − HOA: −$648
• − Depreciation: −$14,836
• Taxable loss: −$9,216
• Est. tax savings @ 24.0%: +$2,212
• After-tax cash flow: $1,625/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with modern finishes and a fresh exterior. Minor touch-ups and maintenance would further enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value
• Rental Inspect and clean gutters — Keeps property in good condition and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Inspect and clean gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

2 events — show timeline

• 2026-05-21 Pending — IMLS
• 2026-03-18 Listed $509,990 IMLS