571 Caldwell Blvd Trlr 54 · Nampa, ID 83651

$55,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 32 Days on market

Built 1974 Est $85k · 35% under ↓ 44% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home. Motivated Seller willing to help with financing with 50 percent down! Brand new paint and flooring!!! This home has a ton of updates. Recently added a new water heater and windows. The roof and the HVAC system are only three years old. The bathroom recently had a full renovation done. This home is in a perfect location. Close to schools, shopping and dinning. This home is vacant and ready for you to go show.

Key facts

• Close to schools
• New water heater
• Full renovation

Tags

• NEW WATER HEATER
• NEW WINDOWS
• FULL RENOVATION
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• HOA & community: Located in the Country Living subdivision / mobile home park community

Exterior

• Parking: Carport (1 covered space)
• Utilities: City water service; Sewer connected
• Home design: Mobile/Manufactured home on a rented lot
• Construction: Built in 1974
• Exterior features: Metal roof; Located in a mobile home park (current use)

Interior

• Kitchen: Freestanding oven/range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 bathroom
• Heating & cooling: Natural gas heating; Central air
• Interior features: Forced air heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.6% 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: Willow Creek Elementary (math 37% / reading 45%, grade F, #221 of 357 statewide, top 62%, 586 students, 56% FRL); Lone Star Middle School (math 25% / reading 45%, grade F, #82 of 109 statewide, top 76%, 739 students, 45% FRL); Nampa Senior High School (math 14% / reading 48%, grade F, #124 of 169 statewide, top 73%, 1,482 students, 38% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents rising fast (+6.4%/yr); 324 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1974 — 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: 2.59% ✓
• Cap rate: 23.62%
• Cash-on-cash: 61.87%
• DSCR: 3.75
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $85,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
571 Caldwell Blvd #11	0.00mi	3/1.5 (+1)	924 (0%)	15mo	$60,000	$65	80
1401 N Midland Blvd #17	0.27mi	2/2.0	924 (0%)	10mo	$110,000	$119	75
571 Caldwell Blvd Trlr 36 Blvd	0.00mi	3/2.0 (+1)	1,008 (+9%)	14mo	$89,990	$89	64
1410 W Flamingo Ave Trlr 7 #7	0.64mi	3/2.0 (+1)	924 (0%)	3mo	$72,000	$78	58
1715 W Flamingo Ave Trlr 91	0.70mi	2/2.0	938 (+2%)	7mo	$115,000	$123	55
1410 Flamingo #57	0.64mi	2/2.0	938 (+2%)	15mo	$69,900	$75	51
1715 W Flamingo Ave #80 #80	0.70mi	2/1.0	924 (0%)	22mo	$120,000	$130	49
1715 W Flamingo Ave Trlr 27a Unit 27A	0.70mi	2/2.0	960 (+4%)	11mo	$77,500	$81	48
1410 W Flamingo Ave #93 Ave	0.64mi	3/2.0 (+1)	924 (0%)	20mo	$79,985	$87	45
1715 W Flamingo Ave #67	0.70mi	2/2.0	980 (+6%)	14mo	$89,999	$92	41
1715 W Flamingo Ave Trlr13 Ave	0.70mi	2/1.0	840 (-9%)	14mo	$88,500	$105	41
1715 W Flamingo Ave #70	0.70mi	2/1.5	840 (-9%)	15mo	$87,800	$105	38

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: 64.4%
• Equity multiple: 4.03×
• Total profit: $46,716
• Equity at exit: $8,201

10-year hold

• IRR: 69.9%
• Equity multiple: 9.32×
• Total profit: $128,058
• Equity at exit: $4,755

Cash invested: $15,400 (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: 324
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$288
• Tax from tax record: −$22 /mo · $263/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $794

Break-even live

Break-even rent $422

Max offer price $55,000

Occupancy floor 39%

Sensitivity live

Price	-10% $825	-5% $810	+0% $794	+5% $778	+10% $763
Rent	-10% $681	-5% $738	+0% $794	+5% $850	+10% $907
Rate	-1.0pp $822	-0.5pp $808	base $794	+0.5pp $780	+1.0pp $765

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 W Willow Ave Nampa, ID	1.0	1.0	650	$1,100	$1.69	4d	1	0.24mi
1013 W Willow Ave Nampa, ID	3.0	1.0	900	$1,500	$1.67	16d	1	0.25mi
450 W Orchard Ave Nampa, ID	1.0–3.0	1.0–2.0	1129	$1,512	$1.34	4d	11	0.35mi
1490 W Bonneville Cir Nampa, ID	2.0	1.5	970	$1,350	$1.39	25d	1	0.54mi
1435 W Bonneville Cir Unit 1470-103 Nampa, ID	2.0	1.5	970	$1,350	$1.39	4d	1	0.55mi
1275 Caldwell Blvd Nampa, ID	1.0–3.0	1.0–2.0	921	$1,625	$1.76	25d	1	0.55mi
16060 N Merchant Way Nampa, ID	2.0–3.0	2.0	1115	$1,525	$1.37	4d	1	0.69mi
1805 W Bella Ln Nampa, ID	2.0	2.0	965	$1,395	$1.45	22d	1	0.74mi
1825 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	25d	1	0.75mi
1860 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	16d	1	0.77mi
1865 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	25d	1	0.78mi
1925 W Bella Ln Nampa, ID	2.0	2.0	965	$1,395	$1.45	25d	1	0.81mi
1920 W Bella Ln Nampa, ID	2.0	2.0	880	$1,395	$1.59	25d	1	0.81mi
151 N Midland Blvd Unit 101 Nampa, ID	2.0	2.0	930	$1,325	$1.42	16d	1	0.81mi
151 N Midland Blvd Unit 103 Nampa, ID	2.0	2.0	930	$1,325	$1.42	25d	1	0.81mi
617 Purple Sage Dr Nampa, ID	3.0	2.0	1104	$1,795	$1.63	25d	1	0.82mi
9848 W Sand Hill Dr Nampa, ID	1.0–3.0	1.0–2.0	1008	$1,488	$1.48	25d	1	0.86mi
211 N Gateway St Nampa, ID	2.0	1.0	900	$1,444	$1.60	4d	1	0.95mi
11179 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	4d	1	1.25mi
11199 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	25d	1	1.27mi
11188 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	25d	1	1.27mi
11004 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	22d	1	1.29mi
11010 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	25d	1	1.29mi
11160 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	25d	1	1.30mi
15690 N Knightgate Ln Nampa, ID	2.0–3.0	2.0–3.0	1239	$1,650	$1.33	4d	3	1.30mi
11028 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	25d	1	1.32mi
11159 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	25d	1	1.32mi
11034 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	20d	1	1.33mi
11130 W Ashburn Ln Nampa, ID	2.0	2.0	1106	$1,650	$1.49	16d	2	1.34mi
15550 N Kodee Way Nampa, ID	2.0	2.0	900	$1,395	$1.55	16d	1	1.34mi
11039 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	12d	1	1.34mi
11144 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	4d	1	1.38mi
504 5th St S Nampa, ID	1.0	1.0	700	$1,225	$1.75	25d	1	1.40mi
11139 W Brassy Cove Loop Unit 201 Nampa, ID	2.0	2.0	900	$1,395	$1.55	22d	1	1.40mi
11139 W Brassy Cove Loop Nampa, ID	2.0	2.0	945	$1,395	$1.48	16d	1	1.40mi
11082 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	12d	1	1.42mi
11132 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	4d	1	1.42mi
11215 W Ashburn Ln Nampa, ID	2.0–3.0	2.0–3.0	1176	$1,499	$1.27	4d	2	1.43mi
11106 W Brassy Cove Loop Nampa, ID	2.0	2.0	900	$1,395	$1.55	4d	1	1.43mi
603 2nd St S Unit 1460933P Nampa, ID	2.0	1.0	990	$3,117	$3.15	16d	1	1.46mi

Listing history 26 events

1. 2026-06-21
   days on market $55,000 Active 32 DOM
2. 2026-06-18
   days on market $55,000 Active 29 DOM
3. 2026-06-17
   days on market $55,000 Active 28 DOM
4. 2026-06-16
   days on market $55,000 Active 27 DOM
5. 2026-06-15
   days on market $55,000 Active 26 DOM
6. 2026-06-13
   days on market $55,000 Active 24 DOM
7. 2026-06-10
   days on market $55,000 Active 21 DOM
8. 2026-06-09
   days on market $55,000 Active 20 DOM
9. 2026-06-08
   days on market $55,000 Active 19 DOM
10. 2026-06-07
    days on market $55,000 Active 18 DOM
11. 2026-06-03
    days on market $55,000 Active 14 DOM
12. 2026-06-03
    days on market $55,000 Active 13 DOM
13. 2026-06-01
    days on market $55,000 Active 12 DOM
14. 2026-05-31
    days on market $55,000 Active 11 DOM
15. 2026-05-20
    listed $55,000 Active
16. 2026-05-01
    historical
17. 2026-01-26
    historical
18. 2026-01-26
    listed $59,000 Active
19. 2025-12-31
    status Pending
20. 2025-10-24
    listed $59,000 Active
21. 2025-09-06
    historical
22. 2025-04-30
    listed $75,000 Active
23. 2024-05-15
    soldstatus Sold
24. 2024-04-23
    status Pending
25. 2024-01-23
    price $93,000
26. 2023-11-17
    listed $98,000 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: $263 · $22/mo
• Projected year-2 tax: $380 · $32/mo
• Expected delta: +$116/yr (+$10/mo · 44.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,124
• − Mortgage interest: −$3,081
• − Property taxes: −$263
• − Insurance: −$275
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$1,600
• Taxable income: $9,165
• Est. tax owed @ 24.0%: −$2,200
• After-tax cash flow: $7,329/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): 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

-43.9% since first listed

12 events — show timeline

• 2026-05-20 Listed $55,000 IMLS
• 2026-05-01 Listing Removed — IMLS
• 2026-01-26 Listing Removed — IMLS
• 2026-01-26 Listed $59,000 IMLS
• 2025-12-31 Pending — IMLS
• 2025-10-24 Listed $59,000 IMLS
• 2025-09-06 Listing Removed — IMLS
• 2025-04-30 Listed $75,000 IMLS
• 2024-05-15 Sold (MLS) — IMLS
• 2024-04-23 Pending — IMLS
• 2024-01-23 Price Changed $93,000 IMLS
• 2023-11-17 Listed $98,000 IMLS

Property tax history

+17.2%/yr

Latest (2025): $263 · +99.3% YoY. Source: county tax records.