Nampa market report
The largest Canyon County submarket. Lower basis, higher cap rates, and a resilient rental base. Flip product still pencils for the 2025 market.
County
Canyon County
Market posture
Best cash flow
Atlas view
Public report
Market read
Canyon County's cash-flow anchor at 123,220 residents. Strongest rent-to-price ratios in the Valley across SFH rentals and small multifamily, with flip product that still pencils.
Nampa is Canyon County's anchor. More working-class than Ada County, with rent-to-price ratios that routinely beat Boise by 80–120 basis points. Our SFH rental and small-multifamily flow concentrates here.
123,220
Population · 2025 est.
+38.1%
10-year growth
Nampa flip entry-levels run $280K–$340K with ARVs $360K–$440K. Rehab budgets pencil tighter than Boise because buyer tolerance for finish is lower, but margins hold when the basis is right. Distressed inventory flows from absentee owners more than pre-foreclosure.
$280K–$340K
Flip entry basis
$360K–$440K
Flip ARV range
Nampa SFH rentals are the highest-cap-rate SFH product in the Treasure Valley at scale. 3BR averages run at roughly $2,000 per month as of Q1 2026, and cap rates clear 6.5–7.5% on stabilized product.
$1,995–$2,000
3BR SFH average
6.5–7.5%
SFH stabilized cap
Nampa 2–4 unit caps run 6.0–7.0% on stabilized product. 5-to-20-unit runs 5.5–6.5% B/C. There's less institutional competition than Ada County, which means individual investors still win direct acquisitions here.
6.0–7.0%
2–4 unit cap
5.5–6.5%
5–20 unit cap
Related markets
Nampa alerts
Atlas sends a short note when a market signal, source note, or calculator assumption changes enough to matter.
Entry basis, cap rates, and flip windows that still work.