Where the cash-flow math still works.

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.

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.

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.

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.

Nampa's infill pipeline is underbuilt relative to Canyon County's growth. We track parcels where 2–4 unit construction pencils under current construction costs.

Canyon County has more buildable land inventory than Ada. Water rights and ag-to-residential conversions are a recurring conversation. We partner with local counsel on water-right transfer diligence.

Nampa's current ordinance caps ADUs at 500 square feet with owner-occupancy required. Idaho SB 1354, effective July 1, 2026, supersedes these restrictions, requiring Nampa to permit at least one ADU per lot without owner-occupancy requirements or square footage caps. Verify revised standards with Nampa Planning before applications.

Lot-split application fee: $150. A licensed PLS-stamped surveyor is required.