2750 Alden Rd #8 #8 · Fruitland, ID 83619

$149,950

3 bd · 2.0 ba · 1,434 sqft · Manufactured · 136 Days on market

Built 2025 Est $109k · 38% over

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Why this score? — see what drove the D- 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 +16.8/30.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This brand-new, never-occupied 2025 Fleetwood home offers a front-covered deck with stunning mountain views. The open-concept kitchen features a large island, a walk-in pantry, expansive cabinet storage, and a stainless steel farmhouse sink with all-new appliances included. The master bedroom provides a comfortable retreat with a private bath, double sinks, a walk-in shower, and a deep walk-in closet. This 1,434 sq. ft. home includes three bedrooms, each featuring walk-in closets, and two bathrooms, all tied together with new LVP flooring, carpet, and a cohesive design throughout. Additional features include a whole-house ventilation system, a large laundry room with cabinetry, a storage sh

Key facts

• Open-concept kitchen
• Front-covered deck
• Large island

Tags

• FRONT-COVERED DECK
• MOUNTAIN VIEWS
• OPEN-CONCEPT KITCHEN
• LARGE ISLAND
• WALK-IN PANTRY
• EXPANSIVE CABINET STORAGE

Property features AI

Finance

• HOA & community: Situated in an over-55 (senior) community; Located in a mobile home park with rented lot

Exterior

• Parking: Finished driveway
• Utilities: City water; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Located in a 55+ (senior) community; New construction
• Construction: Wood siding; Composition roof; Built in 2025
• Exterior features: Covered patio/deck; Garden; Storage shed

Interior

• Kitchen: Dishwasher; Microwave; Freestanding oven/range; Refrigerator; Kitchen island; Pantry; Laminate countertops
• Bedrooms: 3 bedrooms — all located on the main level
• Flooring: Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Primary bedroom with private bath; Double vanity; Walk-in closet(s); Great room; Pantry; Kitchen island; Laminate countertops
• Laundry & utility: Utility room on the main level; Tank water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (4.4% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 2.9% in Fruitland — 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 71/100 on livability (#51 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Fruitland District (town): math 33% / reading 50% proficiency, ranked #60 of 92 in ID (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fruitland Elementary School (math 38% / reading 40%, grade F, #247 of 357 statewide, top 70%, 557 students, 45% FRL); Fruitland High School (math 27% / reading 62%, grade F, #61 of 169 statewide, top 41%, 542 students, 25% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 111 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 230 units permitted in Payette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,956 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $108,984
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2750 Alden #23	0.01mi	3/2.0	1,456 (+2%)	8mo	$64,999	$45	90
2750 Alden Rd #5 #5	0.00mi	3/2.0	1,380 (-4%)	13mo	$69,900	$51	83
2701 N Alder Dr #61	0.14mi	2/2.0 (-1)	1,560 (+9%)	2mo	$129,999	$83	72
916 Victoria	0.66mi	3/2.0	1,344 (-6%)	2mo	$110,000	$82	57
3100 Alden Rd Trlr 1 Rd	0.18mi	3/2.0	1,296 (-10%)	23mo	$98,500	$76	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-18,160
• Equity at exit: $22,358

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-7,850
• Equity at exit: $12,965

Cash invested: $41,986 (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 83619

• Home prices YoY: -30.4%
• Active inventory: 111
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,249/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $96

Break-even live

Break-even rent $1,312

Max offer price $149,950

Occupancy floor 88%

Sensitivity live

Price	-10% $200	-5% $148	+0% $96	+5% $44	+10% $-8
Rent	-10% $-17	-5% $39	+0% $96	+5% $153	+10% $209
Rate	-1.0pp $172	-0.5pp $134	base $96	+0.5pp $57	+1.0pp $18

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: $37,488
• Closing costs: $4,498
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Victoria Ave Fruitland, ID	3.0	1.0	1152	$700	$0.61	20d	1	0.66mi
1241 NE 3rd Ave Ontario, OR	2.0	1.5	1067	$1,006	$0.94	3d	1	1.23mi

Listing history 23 events

1. 2026-06-21
   pricedays on market $149,950 Active 136 DOM
2. 2026-06-18
   days on market $169,900 Active 133 DOM
3. 2026-06-17
   days on market $169,900 Active 132 DOM
4. 2026-06-16
   days on market $169,900 Active 131 DOM
5. 2026-06-15
   days on market $169,900 Active 130 DOM
6. 2026-06-13
   days on market $169,900 Active 128 DOM
7. 2026-06-13
   days on market $169,900 Active 127 DOM
8. 2026-06-10
   days on market $169,900 Active 125 DOM
9. 2026-06-09
   days on market $169,900 Active 124 DOM
10. 2026-06-08
    days on market $169,900 Active 123 DOM
11. 2026-06-07
    days on market $169,900 Active 122 DOM
12. 2026-06-05
    days on market $169,900 Active 119 DOM
13. 2026-06-03
    days on market $169,900 Active 118 DOM
14. 2026-06-03
    days on market $169,900 Active 117 DOM
15. 2026-06-01
    days on market $169,900 Active 116 DOM
16. 2026-05-31
    days on market $169,900 Active 115 DOM
17. 2026-04-22
    price $169,900
18. 2026-02-05
    listed $189,900 Active
19. 2019-05-17
    soldstatus Sold
20. 2019-04-26
    status Pending
21. 2019-04-15
    listed $25,000 Active
22. 2009-11-14
    soldstatus
23. 2008-11-08
    listed $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,200
• − Mortgage interest: −$8,400
• − Property taxes: −$2,249
• − Insurance: −$750
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$4,362
• Taxable loss: −$1,313
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $1,468/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: Fruitland District
• NCES district ID: 1601140
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $47,510
• Composite: 35.43/100
• National rank: #4933
• State rank: #60 of 92 in ID

Livability — Fruitland

• Score: 71/100
• State rank: #51
• US rank: #6760

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruitland, ID
• County: Payette County · 19,928 people
• City population: 8,823
• Metro: Ontario, OR-ID
• Population (ZIP): 8,823
• Household income: $66,267
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 211.0

Population outlook (Payette County) Hauer SSP2

• Today (2025): 23,392 people
• By 2030: 23,523 · +0.6%
• By 2040: 23,792 · +1.7%
• By 2050: 24,002 · +2.6%
• By 2075: 25,286 · +8.1%
• By 2100: 26,673 · +14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Scottish 3% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Payette

• 2024 margin: Solid R (+62.9) · D 17.6% · R 80.4% · Other 2.0%
• 2008→2024 swing: -21.4pp toward R · 2008: -41.5pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+59.3 2016: R+59.9 2012: R+44.0 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.19%
• Current HPI: 266.5112
• Rent YoY: —
• Metro: Ontario, OR-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

+1032.7% since first listed

7 events — show timeline

• 2026-04-22 Price Changed $169,900 IMLS
• 2026-02-05 Listed $189,900 IMLS
• 2019-05-17 Sold (MLS) — IMLS
• 2019-04-26 Pending — IMLS
• 2019-04-15 Listed $25,000 IMLS
• 2009-11-14 Sold (MLS) — IMLS
• 2008-11-08 Listed $15,000 IMLS