714 Round Valley St · Nampa, ID 83687

$122,800

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 49 Days on market

Built 1995 Est $99k · 24% over

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Why this score? — see what drove the C+ 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
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This inviting 2-bedroom, 2-bath beautifully updated manufactured home sits on a spacious large lot, offering both comfort and room to enjoy the outdoors. Designed with a split-bedroom floor plan, the layout provides added privacy, with the primary suite separated from the secondary bedroom—ideal for guests or shared living. Inside, skylights fill the home with natural light creating an open airy feel. The kitchen is a standout feature, complete with granite countertops, stainless steel appliances and farm style sink. The inviting layout includes bar and dining room. The large primary bedroom offers double closets and en-suite bathroom while the second bedroom is conveniently locate

Key facts

• Farm style sink
• Landscaped yard
• Granite countertops

Tags

• SPLIT-BEDROOM FLOOR PLAN
• SKYLIGHTS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FARM STYLE SINK
• LANDSCAPED YARD

Property features AI

Finance

• Other: Corner lot with auto irrigation/sprinkler system; Current use: Mobile Home Park
• HOA & community: Located in Happy Valley Estates (mobile home park)

Exterior

• Utilities: City water service; Sewer connected; Electricity connected; Cable connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1995
• Construction: Composition roof
• Exterior features: Covered patio/deck; Full wire fence; Skylights

Interior

• Kitchen: Kitchen on main level (about 11 x 13); Granite counters; Dishwasher; Oven/Range (freestanding); Refrigerator; Pantry
• Bedrooms: 2 bedrooms (both on the main level) — primary about 13 x 14, second about 10 x 10
• Flooring: Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning; Electric water heater
• Interior features: Bath in master bedroom; Master bedroom on main level; Pantry; Granite counters
• Laundry & utility: Washer and dryer included; Utility room on main level (about 6 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $123k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $119k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: Columbia High School (math 16% / reading 52%, grade F, #115 of 169 statewide, top 68%, 1,239 students, 39% FRL).
• Market conditions: Rents rising (+3.4%/yr); 631 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $849 of loan paydown is wiped out by about $4k 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 + 3.4% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $119,116 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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: 1.53% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.84%
• DSCR: 2.19
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $98,868
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 Long Valley St	0.07mi	3/2.0	924 (0%)	2mo	$99,000	$107	95
711 Round Vly	0.03mi	3/1.0	960 (+4%)	7mo	$79,900	$83	82
510 River Valley St	0.13mi	2/2.0 (-1)	924 (0%)	10mo	$119,000	$129	80
816 Little Valley St	0.09mi	3/2.0	924 (0%)	22mo	$94,900	$103	78
905 Long Vly	0.11mi	3/1.0	972 (+5%)	12mo	$115,000	$118	73
3320 Airport #16	0.64mi	2/2.0 (-1)	946 (+2%)	8mo	$83,000	$88	55
3320 Airport Rd #7	0.64mi	2/1.0 (-1)	924 (0%)	9mo	$95,000	$103	53
4516 Oak St	0.41mi	2/1.0 (-1)	840 (-9%)	15mo	$249,900	$298	44

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: 21.2%
• Equity multiple: 1.87×
• Total profit: $29,860
• Equity at exit: $18,310

10-year hold

• IRR: 29.5%
• Equity multiple: 3.68×
• Total profit: $92,312
• Equity at exit: $10,617

Cash invested: $34,384 (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: 631
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$644
• Tax from tax record: −$21 /mo · $255/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $769

Break-even live

Break-even rent $907

Max offer price $122,800

Occupancy floor 54%

Sensitivity live

Price	-10% $838	-5% $804	+0% $769	+5% $594	+10% $552
Rent	-10% $620	-5% $695	+0% $769	+5% $843	+10% $917
Rate	-1.0pp $831	-0.5pp $800	base $769	+0.5pp $737	+1.0pp $705

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: $30,700
• Closing costs: $3,684
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4595 Stamm Ln Nampa, ID	1.0–3.0	1.0–2.0	933	$1,927	$2.07	15d	24	0.24mi
610 N Margot Ln , ID	2.0	2.0	920	$1,550	$1.68	4d	3	0.30mi
146 N Grant St Nampa, ID	3.0	2.0	1100	$1,900	$1.73	22d	1	1.08mi
6185 E Medalist Ln Nampa, ID	1.0–2.0	1.0–2.5	879	$1,951	$2.22	3d	11	1.41mi
6160 Birch Ln Nampa, ID	2.0–3.0	1.0–2.0	1110	$1,685	$1.52	24d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $122,800 Active 49 DOM
2. 2026-06-17
   days on market $122,800 Active 48 DOM
3. 2026-06-16
   days on market $122,800 Active 47 DOM
4. 2026-06-15
   price $122,800 Active 46 DOM
5. 2026-06-15
   days on market $124,800 Active 46 DOM
6. 2026-06-13
   days on market $124,800 Active 44 DOM
7. 2026-06-10
   days on market $124,800 Active 41 DOM
8. 2026-06-09
   days on market $124,800 Active 40 DOM
9. 2026-06-08
   days on market $124,800 Active 39 DOM
10. 2026-06-07
    pricedays on market $124,800 Active 38 DOM
11. 2026-06-03
    days on market $124,900 Active 34 DOM
12. 2026-06-03
    days on market $124,900 Active 33 DOM
13. 2026-06-01
    days on market $124,900 Active 32 DOM
14. 2026-05-31
    days on market $124,900 Active 31 DOM
15. 2026-05-12
    status Active
16. 2026-05-05
    status Pending
17. 2026-04-23
    listed $129,900 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: $255 · $21/mo
• Projected year-2 tax: $847 · $71/mo
• Expected delta: +$592/yr (+$49/mo · 231.8%)

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

Taxation est. · year 1

• Rental income: $22,563
• − Mortgage interest: −$6,879
• − Property taxes: −$255
• − Insurance: −$614
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$3,572
• Taxable income: $7,632
• Est. tax owed @ 24.0%: −$1,832
• After-tax cash flow: $7,396/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): 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

3 events — show timeline

• 2026-05-12 Relisted — IMLS
• 2026-05-05 Pending — IMLS
• 2026-04-23 Listed $129,900 IMLS

Property tax history

-1.9%/yr

Latest (2025): $255 · +17.5% YoY. Source: county tax records.