4030 River Resort Dr #19 · Homedale, ID 83628

$149,900

3 bd · 2.0 ba · 1,269 sqft · Manufactured · 21 Days on market

Built 2008 Good condition Est $136k · 10% over

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Why this score? — see what drove the C+ 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 +27.9/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this beauty on the Snake River in Homedale! If you're looking for a serene & peaceful place to call home, then look no further! Welcome to this beautifully maintained manufactured home in a stunning resort-style park along the scenic Snake River. Featuring 3 bedrooms and 2 full bathrooms. This home offers a spacious layout with vaulted ceilings throughout, creating an open and airy atmosphere. The large primary suite includes a relaxing garden tub—perfect for unwinding after a long day. Step outside on the deck to enjoy the beautiful surroundings; perfect for morning coffee or evening sunsets. The property also boasts ample parking, an 8x12 storage shed, and meticulous

Key facts

• Rv and boat parking
• Private dock
• Garden tub

Tags

• GARDEN TUB
• PRIVATE DOCK
• RV AND BOAT PARKING
• LARGE PAVILION

Property features AI

Exterior

• Parking: RV access/parking
• Utilities: Community water service; Sewer connected; Electric service
• Home design: Mobile/manufactured home on a rented lot
• Construction: Built in 2008; HardiPlank exterior
• Exterior features: Covered patio/deck; Garden; Irrigation available with pressurized sprinkler system; Storage shed; Located in a mobile home park

Interior

• Kitchen: Kitchen on main level (approx. 13 x 12); Oven/Range (freestanding); Dishwasher
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom approx. 13 x 12; Bedroom 2 approx. 10 x 10; Bedroom 3 approx. 11 x 9
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Forced air; Heat pump; Central air conditioning
• Interior features: Breakfast bar; Pantry; Laminate counters
• Laundry & utility: Utility room on the main level; Electric water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.0% in Homedale — 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 66/100 on livability (#105 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• Homedale Joint District (town): math 32% / reading 50% proficiency, ranked #64 of 92 in ID (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Homedale Elementary School (math 42% / reading 32%, grade F, #255 of 357 statewide, top 74%, 469 students, 59% FRL); Homedale High School (math 17% / reading 52%, grade F, #108 of 169 statewide, top 67%, 411 students, 40% FRL).
• Market conditions: 40 active listings in the ZIP; 40 units permitted in Owyhee 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.
• Owyhee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $135,783
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4030 River Resort Dr #20	0.01mi	3/2.0	1,216 (-4%)	1mo	$130,000	$107	92

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $5,017
• Equity at exit: $22,351

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $42,185
• Equity at exit: $12,961

Cash invested: $41,972 (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 83628

• Home prices YoY: -6.3%
• Active inventory: 40
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,893 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $460

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 71%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $149,900 Active 21 DOM
2. 2026-06-17
   days on market $149,900 Active 20 DOM
3. 2026-06-16
   days on market $149,900 Active 19 DOM
4. 2026-06-15
   days on market $149,900 Active 18 DOM
5. 2026-06-13
   days on market $149,900 Active 16 DOM
6. 2026-06-10
   days on market $149,900 Active 13 DOM
7. 2026-06-09
   days on market $149,900 Active 12 DOM
8. 2026-06-08
   days on market $149,900 Active 11 DOM
9. 2026-06-07
   days on market $149,900 Active 10 DOM
10. 2026-06-05
    days on market $149,900 Active 7 DOM
11. 2026-06-03
    days on market $149,900 Active 6 DOM
12. 2026-06-03
    days on market $149,900 Active 5 DOM
13. 2026-06-01
    days on market $149,900 Active 4 DOM
14. 2026-05-31
    days on market $149,900 Active 3 DOM
15. 2026-04-24
    price $155,000
16. 2026-03-18
    price $156,900
17. 2026-02-02
    listed $160,000 Active
18. 2025-12-16
    historical
19. 2025-10-24
    listed $155,000 Active
20. 2019-11-26
    listed $99,880

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

Taxation est. · year 1

• Rental income: $22,718
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$4,361
• Taxable income: $3,328
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $4,718/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained manufactured home offers a serene and peaceful living environment with a good condition score. Minor updates to the kitchen and bathrooms would significantly enhance its resale value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom cabinets — slight wear
• Minor kitchen countertops — dated design

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace kitchen countertops — modernizes kitchen
• Resale update bathroom fixtures — enhances bathroom appeal
• Both landscaping — enhances curb appeal and outdoor living space

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom cabinets · slight wear	Minor	$500–3,000
kitchen countertops · dated design	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace kitchen countertops — modernizes kitchen ↑
• Resale update bathroom fixtures — enhances bathroom appeal ↑
• Both landscaping — enhances curb appeal and outdoor living space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Homedale Joint District
• NCES district ID: 1601470
• Math proficiency: 32% ▲ 5.00%
• Reading proficiency: 50% ▲ 9.00%
• Median HH income: $40,560
• Composite: 34.35/100
• National rank: #5224
• State rank: #64 of 92 in ID

Livability — Homedale

• Score: 66/100
• State rank: #105
• US rank: #11584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,848

Population outlook (Owyhee County) Hauer SSP2

• Today (2025): 11,097 people
• By 2030: 10,842 · -2.3%
• By 2040: 10,221 · -7.9%
• By 2050: 9,407 · -15.2%
• By 2075: 7,339 · -33.9%
• By 2100: 5,495 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 20% German/W. Germanic 1%

Political lean MEDSL · Owyhee

• 2024 margin: Solid R (+67.6) · D 15.3% · R 82.8% · Other 1.9%
• 2008→2024 swing: -16.3pp toward R · 2008: -51.3pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+63.3 2016: R+62.8 2012: R+52.7 2008: R+51.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.47%
• Current HPI: 318.6186
• Rent YoY: —
• Metro: —
• 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

+55.2% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $155,000 IMLS
• 2026-03-18 Price Changed $156,900 IMLS
• 2026-02-02 Listed $160,000 IMLS
• 2025-12-16 Listing Removed — IMLS
• 2025-10-24 Listed $155,000 IMLS
• 2019-11-26 Listed $99,880 IMLS