1410 Flamingo #52 · Nampa, ID 83651

$74,900

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 79 Days on market

Built 1979 Est $88k · 15% under

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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
• ARV discount +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Well maintained & affordable manufactured home with no land. This M. H. offers 3 bedrooms and 1 and half baths. Covered porch and carport with room for 2 cars. Conveniently located to shopping and entertainment. Easy access to freeway.

Key facts

• Covered porch
• Carport
• 2 parking spots

Tags

• COVERED PORCH
• CARPORT

Property features AI

Exterior

• Parking: 2 covered parking spaces in a 2-car carport
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1979; Located in Karcher Estates subdivision
• Construction: Manufactured/mobile home construction; Year built 1979
• Exterior features: Located in a mobile home park (current use: Mobile Home Park)

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; No cooling
• Interior features: Electric heating; No central cooling; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $689 ($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: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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); Ridgevue High School (math 27% / reading 67%, grade D-, #55 of 169 statewide, top 34%, 1,578 students, 31% FRL) — zoned schools average 32% FRL vs 52% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• 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 15d 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 $518 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 79 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.92% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.44%
• DSCR: 2.75
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $87,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 W Flamingo Ave Trlr 7 #7	0.00mi	3/2.0 (+1)	924 (-8%)	3mo	$72,000	$78	78
1410 Flamingo #57	0.00mi	2/2.0	938 (-7%)	15mo	$69,900	$75	76
1715 W Flamingo Ave #67	0.23mi	2/2.0	980 (-3%)	14mo	$89,999	$92	73
1715 W Flamingo Ave Trlr 27a Unit 27A	0.23mi	2/2.0	960 (-5%)	11mo	$77,500	$81	72
1715 W Flamingo Ave Trlr 91	0.23mi	2/2.0	938 (-7%)	7mo	$115,000	$123	72
1715 Flamingo Unit 61A	0.23mi	2/2.0	1,152 (+14%)	1mo	$85,000	$74	65
1410 W Flamingo Ave #93 Ave	0.00mi	3/2.0 (+1)	924 (-8%)	20mo	$79,985	$87	65
1907 W Flamingo #107	0.38mi	2/2.0	1,106 (+10%)	6mo	$169,900	$154	62
1401 N Midland Blvd #17	0.38mi	2/2.0	924 (-8%)	10mo	$110,000	$119	60
571 Caldwell Blvd Trlr 36 Blvd	0.64mi	3/2.0 (+1)	1,008 (0%)	14mo	$89,990	$89	54
1715 W Flamingo Ave #39 Ave	0.23mi	3/2.0 (+1)	1,120 (+11%)	18mo	$87,500	$78	51
571 Caldwell Blvd #11	0.64mi	3/1.5 (+1)	924 (-8%)	15mo	$60,000	$65	36

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: 39.3%
• Equity multiple: 2.76×
• Total profit: $36,837
• Equity at exit: $11,168

10-year hold

• IRR: 47.2%
• Equity multiple: 6.29×
• Total profit: $110,940
• Equity at exit: $6,476

Cash invested: $20,972 (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 83651

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

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$393
• Tax from tax record: −$21 /mo · $250/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $689

Break-even live

Break-even rent $563

Max offer price $74,900

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1825 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	0.14mi
1805 W Bella Ln Nampa, ID	2.0	2.0	965	$1,395	$1.45	21d	1	0.15mi
1860 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	14d	1	0.16mi
1865 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	0.18mi
1920 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	23d	1	0.20mi
1435 W Bonneville Cir Unit 1470-103 Nampa, ID	2.0	1.5	970	$1,350	$1.39	3d	1	0.21mi
1925 W Bella Ln Nampa, ID	2.0	2.0	965	$1,395	$1.45	23d	1	0.21mi
1490 W Bonneville Cir Nampa, ID	2.0	1.5	970	$1,350	$1.39	23d	1	0.24mi
1275 Caldwell Blvd Nampa, ID	1.0–3.0	1.0–2.0	921	$1,625	$1.76	23d	1	0.26mi
2084 W Bella Ln Unit 1460910P Nampa, ID	3.0	2.0	1237	$3,905	$3.16	23d	1	0.26mi
1013 W Willow Ave Nampa, ID	3.0	1.0	900	$1,500	$1.67	14d	1	0.45mi
1215 N Benewah St Nampa, ID	3.0	2.0	1219	$1,250	$1.03	14d	1	0.50mi
11179 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	3d	1	0.63mi
11199 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.66mi
11188 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.66mi
15690 N Knightgate Ln Nampa, ID	2.0–3.0	2.0–3.0	1239	$1,650	$1.33	3d	3	0.67mi
11010 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.67mi
11004 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	21d	1	0.68mi
11160 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.68mi
11159 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.70mi
11028 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	23d	1	0.71mi
11130 W Ashburn Ln Nampa, ID	2.0	2.0	1106	$1,650	$1.49	14d	2	0.71mi
11034 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	19d	1	0.72mi
15550 N Kodee Way Nampa, ID	2.0	2.0	900	$1,395	$1.55	14d	1	0.72mi
11039 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	10d	1	0.73mi
16060 N Merchant Way Nampa, ID	2.0–3.0	2.0	1115	$1,525	$1.37	3d	1	0.75mi
11144 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	2d	1	0.77mi
1820 W Camelot Dr Nampa, ID	3.0	2.0	1400	$2,195	$1.57	3d	1	0.77mi
11139 W Brassy Cove Loop Unit 201 Nampa, ID	2.0	2.0	900	$1,395	$1.55	21d	1	0.78mi
11139 W Brassy Cove Loop Nampa, ID	2.0	2.0	945	$1,395	$1.48	14d	1	0.78mi
11215 W Ashburn Ln Nampa, ID	2.0–3.0	2.0–3.0	1176	$1,499	$1.27	2d	2	0.80mi
11214 W Ashburn Ln Nampa, ID	3.0	3.0	1301	$1,825	$1.40	2d	2	0.80mi
9848 W Sand Hill Dr Nampa, ID	1.0–3.0	1.0–2.0	1008	$1,488	$1.48	23d	1	0.81mi
11132 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	3d	1	0.81mi
11082 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	10d	1	0.81mi
11106 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	2d	1	0.82mi
11103 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	2d	1	0.85mi
450 W Orchard Ave Nampa, ID	1.0–3.0	1.0–2.0	1129	$1,512	$1.34	3d	11	0.92mi
151 N Midland Blvd Unit 101 Nampa, ID	2.0	2.0	930	$1,325	$1.42	14d	1	1.03mi
151 N Midland Blvd Unit 103 Nampa, ID	2.0	2.0	930	$1,325	$1.42	23d	1	1.03mi

Listing history 15 events

1. 2026-06-18
   days on market $74,900 Active 79 DOM
2. 2026-06-17
   days on market $74,900 Active 78 DOM
3. 2026-06-16
   days on market $74,900 Active 77 DOM
4. 2026-06-15
   days on market $74,900 Active 76 DOM
5. 2026-06-13
   days on market $74,900 Active 74 DOM
6. 2026-06-13
   days on market $74,900 Active 73 DOM
7. 2026-06-10
   days on market $74,900 Active 71 DOM
8. 2026-06-09
   days on market $74,900 Active 70 DOM
9. 2026-06-08
   days on market $74,900 Active 69 DOM
10. 2026-06-07
    days on market $74,900 Active 68 DOM
11. 2026-06-03
    days on market $74,900 Active 64 DOM
12. 2026-06-03
    days on market $74,900 Active 63 DOM
13. 2026-06-01
    days on market $74,900 Active 62 DOM
14. 2026-05-31
    days on market $74,900 Active 61 DOM
15. 2026-03-31
    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: $250 · $21/mo
• Projected year-2 tax: $517 · $43/mo
• Expected delta: +$267/yr (+$22/mo · 106.7%)

ⓘ 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: $17,228
• − Mortgage interest: −$4,196
• − Property taxes: −$250
• − Insurance: −$374
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$2,179
• Taxable income: $7,472
• Est. tax owed @ 24.0%: −$1,793
• After-tax cash flow: $6,479/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

1 event — show timeline

• 2026-03-31 Listed $74,900 IMLS

Property tax history

+5.5%/yr

Latest (2025): $250 · +38.3% YoY. Source: county tax records.