For Nampa, Zillow's current ZHVI typical home value is $418,847 and ZORI typical observed market rent is $1,626 a month. This implies a 4.66% gross yield before every operating and financing cost. ZHVI increased 0.65% year over year, while ZORI increased 3.46%; that divergence is relevant to top-line screening but does not establish future rent or value movement. The ZHVI equals 5.64x ACS median household income, a citywide purchase-price screen rather than buyer-specific affordability.
Nampa has 40,529 housing units; 29.78% of occupied units are renter-occupied, and the citywide housing-unit vacancy rate is 3.44%. These are tenure and stock measures, not evidence that a particular unit will be available or lease promptly. ACS reports a $370,800 median value for surveyed owner-occupied homes and $1,420 median gross rent for occupied rentals, including contract rent plus selected utilities. Those ACS measures differ in concept and period from Zillow's typical value and observed market rent, so they should remain separate.
ACS shows a 50.07% rent-burden share; single-family structures comprise 79.01% of housing units, versus 2.54% in large multifamily structures. Of vacant units, 33.76% are classified as for rent, but vacancy reasons and structure shares do not measure investable inventory. Population was 17.42% higher across overlapping ACS vintages, with possible boundary effects and no annualized interpretation. Median household income is $74,279, while poverty is 11.49% and unemployment is 3.13%; these describe demand constraints, not causes or property-level tenant performance.
In Canyon County, county listings show a median 38 days on market and a 16.04% price-reduced share, useful for negotiating context but not Nampa-only liquidity. The Boise City metro has 1.7 months of supply, a 36.44% price-drop share, 1.01% job growth and a permit total of 9,910; metro market, labor and pipeline evidence still cannot be assigned directly to the city. The national Freddie Mac rate for a thirty-year mortgage is 6.66%, a financing backdrop rather than a borrower quote or city return assumption.
The main limitations are that Zillow and ACS are citywide aggregates, county, metro and national contexts use different denominators, and gross yield omits taxes, insurance, maintenance, capital spending, management, utilities, vacancy and financing. Before underwriting a property, verify its achievable rent and concessions, lease and payment history, occupancy, condition and major systems; obtain insurance and loan quotes; review title, zoning, HOA rules and utility responsibility; and calculate property-specific operating expenses, reserves, net operating income and cash flow under vacancy and repair stress.