1025 Eid Rd #6 Rd · Moscow, ID 83843

$89,900

2 bd · 1.0 ba · 746 sqft · Manufactured · 137 Days on market

Built 2025

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Rent growth +4.8/5.0
• Schools +4.7/10.0
• Livability +4.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New roof in 2012. Lot rent of $185/mo includes water, sewer, and snow removal. Buyer must be approved by Hidden Valley management. No dogs allowed.

Key facts

• Vinyl wood flooring
• Electric forced heat
• Laundry area

Tags

• LARGE COVERED FRONT PORCH
• VINYL WOOD FLOORING
• LAMINATE COUNTERTOPS
• VINYL LARGE WINDOWS
• ELECTRIC FORCED HEAT
• LAUNDRY AREA

Property features AI

Finance

• Other: Located in a mobile home park

Exterior

• Utilities: Community water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; New construction (built 2025)
• Construction: Wood siding; Composition roof; Built in 2025
• Exterior features: Covered patio/deck

Interior

• Kitchen: Dishwasher; Electric oven/range (freestanding); Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced air heating; No central cooling
• Interior features: Laminate counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $48 ($571/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 1.1% in Moscow — 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 87/100 on livability (#2 in ID, #273 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: employment F.
• Moscow District (town): math 47% / reading 67% proficiency, ranked #17 of 92 in ID (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Park Elementary School (173 students, 44% FRL); Moscow High School (math 47% / reading 77%, grade B-, #16 of 169 statewide, top 10%, 769 students, 16% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising fast (+9.0%/yr); 166 active listings in the ZIP; 199 units permitted in Latah County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Latah County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.04% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $23,872
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1025 Eid Rd #3	0.05mi	2/1.0	784 (+5%)	15mo	$24,950	$32	76

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.74×
• Total profit: $-6,566
• Equity at exit: $13,404

10-year hold

• IRR: 8.7%
• Equity multiple: 1.83×
• Total profit: $20,792
• Equity at exit: $7,773

Cash invested: $25,172 (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 83843

• Rents YoY: 9.0%
• Active inventory: 166
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $48

Break-even live

Break-even rent $871

Max offer price $89,900

Occupancy floor 90%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $89,900 Active 137 DOM
2. 2026-06-18
   days on market $89,900 Active 136 DOM
3. 2026-06-17
   days on market $89,900 Active 135 DOM
4. 2026-06-16
   days on market $89,900 Active 134 DOM
5. 2026-06-15
   days on market $89,900 Active 133 DOM
6. 2026-06-14
   days on market $89,900 Active 131 DOM
7. 2026-06-12
   days on market $89,900 Active 130 DOM
8. 2026-06-09
   days on market $89,900 Active 127 DOM
9. 2026-06-08
   days on market $89,900 Active 126 DOM
10. 2026-06-07
    days on market $89,900 Active 125 DOM
11. 2026-06-07
    days on market $89,900 Active 124 DOM
12. 2026-06-02
    days on market $89,900 Active 120 DOM
13. 2026-06-01
    days on market $89,900 Active 119 DOM
14. 2026-05-31
    days on market $89,900 Active 118 DOM
15. 2026-05-30
    days on market $89,900 Active 117 DOM
16. 2026-05-06
    price $89,900
17. 2026-02-01
    listed $92,499 Active
18. 2026-01-22
    historical
19. 2025-09-25
    price $93,999
20. 2025-08-18
    price $97,000
21. 2025-06-12
    listed $99,500 Active
22. 2014-02-24
    soldstatus 147-char remark

    Show marketing remark (147 chars)

    New roof in 2012. Lot rent of $185/mo includes water, sewer, and snow removal. Buyer must be approved by Hidden Valley management. No dogs allowed.

23. 2013-07-22
    listed $16,500
24. 2013-06-26
    listed $22,000 147-char remark

    Show marketing remark (147 chars)

    New roof in 2012. Lot rent of $185/mo includes water, sewer, and snow removal. Buyer must be approved by Hidden Valley management. No dogs allowed.

25. 2012-08-20
    soldstatus
26. 2012-05-29
    listed $22,000
27. 2011-10-03
    soldstatus
28. 2011-07-06
    listed $15,000
29. 2011-05-11
    listed $26,500
30. 2008-02-22
    soldstatus
31. 2008-01-28
    listed $24,000

ⓘ 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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,169
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$1,247
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$2,615
• Taxable loss: −$865
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $778/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: Moscow District
• NCES district ID: 1602220
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 67% ▼ -1.00%
• Median HH income: $35,830
• Composite: 47.16/100
• National rank: #2325
• State rank: #17 of 92 in ID

Livability — Moscow

• Score: 87/100
• State rank: #2
• US rank: #273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Latah County · 26,591 people
• City population: 26,591
• Metro: Moscow, ID
• Population (ZIP): 26,591
• Household income: $59,444
• Rent vs Own: 53.2% rent · 46.8% own
• Severe rent burden: 1820.0

Population outlook (Latah County) Hauer SSP2

• Today (2025): 43,011 people
• By 2030: 45,407 · +5.6%
• By 2040: 50,095 · +16.5%
• By 2050: 55,480 · +29.0%
• By 2075: 71,675 · +66.6%
• By 2100: 88,307 · +105.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 5% Asian 3% Black 1%
• Common ancestry: Portuguese 4% Slovak 3% Italian 2%
• Foreign-born: 5% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Latah

• 2024 margin: Lean R (+8.0) · D 44.2% · R 52.2% · Other 3.6%
• 2008→2024 swing: -14.8pp toward R · 2008: 6.8pp · 2024: -8.0pp
• All cycles: 2024: R+8.0 2020: D+3.7 2016: D+4.6 2012: D+4.3 2008: D+6.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -217.31%
• Current HPI: 184.9851
• Rent YoY: ▲ 9.04%
• Metro: Moscow, 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

+274.6% since first listed

16 events — show timeline

• 2026-05-06 Price Changed $89,900 IMLS
• 2026-02-01 Listed $92,499 IMLS
• 2026-01-22 Listing Removed — IMLS
• 2025-09-25 Price Changed $93,999 IMLS
• 2025-08-18 Price Changed $97,000 IMLS
• 2025-06-12 Listed $99,500 IMLS
• 2014-02-24 Sold (MLS) — IMLS
• 2013-07-22 Listed $16,500 IMLS
• 2013-06-26 Listed $22,000 IMLS
• 2012-08-20 Sold (MLS) — IMLS
• 2012-05-29 Listed $22,000 IMLS
• 2011-10-03 Sold (MLS) — IMLS
• 2011-07-06 Listed $15,000 IMLS
• 2011-05-11 Listed $26,500 IMLS
• 2008-02-22 Sold (MLS) — IMLS
• 2008-01-28 Listed $24,000 IMLS