City limitsPlace boundary

Curated city comparison

NampaGreeley

Fast-growing Interior West alternatives of nearly equal population scale with different renter-pressure, housing-stock and local-demand records.

Nampa, ID city briefGreeley, CO city brief

Decision memo

The trade-off before property underwriting

The interpretation uses direct city records only. County and metro averages are not substituted into this comparison.

Nampa, ID better fits cash-flow screening and entry affordability. Its Zillow rent index is $1,626.46 against a $418,846.91 home-value index, supporting a 4.66% gross yield. Greeley, CO posts $1,474.41 rent, a $423,172.54 value and a 4.18% gross yield. Nampa also has the lower price-to-income measure, 5.64 versus 6.06. Underwrite actual taxes, insurance, vacancy, repairs and financing before treating that spread as investable cash flow.

Greeley better fits renter-pressure and diversified housing-stock objectives: renters represent 39.09% of households, and large multifamily accounts for 9.06% of stock. Nampa is more ownership- and single-family-oriented, with single-family housing at 79.01%. Yet pressure is not synonymous with safety: Greeley’s vacancy rate is 5.34%, so the next check is submarket absorption, concessions and competing-unit deliveries around each candidate property.

Nampa better fits local-demand screening. Its population change across overlapping ACS vintages was 17.42%, compared with 4.64% in Greeley; these are not annualized growth rates. Nampa also shows lower unemployment at 3.13%. That combination strengthens its demand case, while Greeley may still suit an operator targeting a deeper renter base and more multifamily inventory. Advance both only after checking neighborhood employment access, achievable unit-level rent and property condition.

Direct city matrix

The same definition on both sides

“n/a” remains missing. Zillow indexes and ACS survey measures stay visibly separate.

Decision evidence	Nampa, ID	Greeley, CO
Typical home valueZillow ZHVI · city	$418,847	$423,173
Observed market rentZillow ZORI · city	$1,626	$1,474
Gross yieldZORI × 12 ÷ ZHVI · before costs	4.7%	4.2%
Price to household incomeZillow value ÷ ACS income	5.64x	6.06x
Annual rent to incomeZillow rent × 12 ÷ ACS income	26.3%	25.3%
Rent burdenACS renter households paying 30%+	50.1%	59.9%
Renter shareACS occupied housing	29.8%	39.1%
Vacancy rateACS all housing units	3.4%	5.3%
Population changebetween ACS vintages · not annualized	▲ 17.4%	▲ 4.6%
UnemploymentACS civilian labor force	3.1%	5.6%

Entry and income screen

Price, rent and yield do not tell the same story

Bars begin at zero within each measure. Gross yield remains a before-cost screen.

Zillow city ZHVI and ZORI · 2026-06 / 2026-06

Price and rent history

Two city paths, each rebased to 100

Each panel keeps price and rent in its own city; no level is borrowed across geographies.

Five-year path

Price and rent, rebased to 100

ZHVI +3.1%ZORI +23.7%

Each series starts at 100 so their direction can be compared without pretending that a home value and a monthly rent share the same unit.

Five-year path

Price and rent, rebased to 100

ZHVI +9.9%ZORI +20.0%

Each series starts at 100 so their direction can be compared without pretending that a home value and a monthly rent share the same unit.

Fit by objective

There is no universal city winner

Five city questions remain separate so a yield lead cannot erase affordability or demand risk.

Cash-flow screenNampa

Nampa, ID has the stronger preliminary cash-flow profile: its 4.66% gross yield exceeds Greeley, CO at 4.18%, while its Zillow rent index is also higher at $1,626.46 versus $1,474.41. This is only a screening advantage. Gross yield excludes vacancy, management, repairs, taxes, insurance, utilities, financing and capital work. The next check is a property-specific operating statement using achievable rent, local expenses and near-term maintenance.

Entry affordabilityNampa

Nampa, ID better fits entry affordability, although the difference is modest. Its Zillow home-value index is $418,846.91, compared with $423,172.54 in Greeley, CO, and its price-to-income measure is 5.64 versus 6.06. The ACS median home-value measure answers a survey question about occupied owner housing and should not be treated as a competing appraisal. Compare actual listings, required rehabilitation and financing terms before selecting a property.

Renter pressureGreeley

Greeley, CO better fits renter-pressure screening because renters make up 39.09% of households, versus 29.78% in Nampa, ID, and rent burden reaches 59.90% versus 50.07%. That indicates a larger renter constituency and more affordability strain, not automatically stronger rent growth or collections. Greeley’s 5.34% vacancy rate also exceeds Nampa’s 3.44%. Check neighborhood vacancy, concessions, turnover, delinquency and unit-level affordability before underwriting demand.

Housing stockGreeley

Greeley, CO better fits an investor seeking more varied or multifamily-oriented stock. Large multifamily represents 9.06% of its housing, versus 2.54% in Nampa, ID; Nampa’s single-family share is 79.01%, compared with Greeley’s 63.36%. Greeley’s median year built is 1985, while Nampa’s is 2000, raising different diligence needs. Inspect systems, deferred maintenance, zoning, unit legality and insurance eligibility at the property level.

Local demand riskNampa

Nampa, ID better fits local-demand screening. Its population change across overlapping ACS vintages is 17.42%, versus 4.64% for Greeley, CO; these changes are not annualized. Nampa also reports 3.13% unemployment and 11.49% poverty, compared with 5.59% and 15.13% in Greeley. These citywide measures favor Nampa but do not establish neighborhood rent depth. Verify nearby employers, commute access, household turnover and current leasing velocity.

Household pressure

Acquisition and renter affordability

Zillow city indexes divided by direct ACS city household measures.

Housing system

Tenure, vacancy and structure

ACS citywide housing characteristics; not rentable inventory or lease-up speed.

Underwriting boundary

What this city comparison cannot decide

City evidence narrows a search; it does not appraise, inspect or finance a property.

01
The Zillow indexes are city-level market indicators, not quotes for a specific asset. ACS median rent and value are survey measures covering different housing concepts, so they should not be averaged with Zillow data or used as competing appraisals.
02
Gross yield is a before-cost screen. It excludes vacancy, management, repairs, taxes, insurance, utilities, financing and capital work; a seemingly favorable city spread can disappear after property condition, local tax treatment and realistic operating expenses are entered.
03
Population change uses overlapping ACS vintages and is not annualized. Citywide renter share, vacancy, unemployment and poverty can also conceal major neighborhood variation, so parcel condition, submarket supply, concessions, tenant quality and employer access require direct verification.

Figure-level provenance

The direct sources behind both records

Release period and retrieval date remain separate. Open either city brief for its complete geography ledger.

Census ACS 5-year — city population, households and housingACS 2024 5-yearPulled 2026-07-29 Census ACS 5-year — cities and communitiesACS 2024 5-yearPulled 2026-07-30 Zillow ZHVI — city home valueszillow_zhvi_city.csvPulled 2026-07-29 Zillow ZORI — city market rentszillow_zori_city.csvPulled 2026-07-29

Nampa, IDOpen the complete city brief110,319 residents in the current ACS record Greeley, COOpen the complete city brief110,806 residents in the current ACS record Property testStress-test the same assumptionsReplace city averages with an actual deal