33 Manor Dr. #26 Dr · Buhl, ID 83316

$45,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 2 Days on market

Built 1981 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unique mobile home offers a 3-bedroom, 2-bath mobile space featuring a desirable split floor plan with the primary suite separated from the additional bedrooms for added privacy. Open living and kitchen area, perfect for everyday living. Located in a mobile home park community.

Key facts

• Quartz countertops
• Built 1981
• Listed 2 days

Tags

• QUARTZ COUNTERTOPS
• LOW MAINTENANCE LIVING

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Located in a mobile home park (lot is rented)

Exterior

• Parking:
• Security:
• Utilities: City water service; Sewer connected; Electric service (heating and water heater are electric)
• Home design: Mobile/manufactured home on a rented lot; Built in 1981
• Construction:
• Exterior features: Manual sprinkler system; Located in a mobile home park; Public road frontage; Sewer connected

Interior

• Kitchen: Quartz counters (kitchen)
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced-air heating; No central cooling listed
• Interior features: Quartz counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 22.4% vs local median 2.1% in Buhl — 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 69/100 on livability (#66 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Buhl Joint District (rural): math 29% / reading 38% proficiency, ranked #80 of 92 in ID (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buhl High School (math 27% / reading 37%, grade F, #119 of 169 statewide, top 73%, 360 students, 32% FRL) — zoned schools average 32% FRL vs 56% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 115 active listings in the ZIP; 636 units permitted in Twin Falls County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Twin Falls County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $45,000

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 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?
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: 2.57% ✓
• Cap rate: 22.36%
• Cash-on-cash: 57.38%
• DSCR: 3.55
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $242,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Manor Dr #24 Dr	0.00mi	3/2.0 (+1)	924 (+10%)	1mo	$35,000	$38	73
508 Elm St	0.28mi	2/1.0	888 (+6%)	11mo	$265,000	$298	68
933 Sprague Ave	0.30mi	2/1.0	864 (+3%)	18mo	$249,999	$289	66
328 13th Ave N	0.64mi	2/1.0	888 (+6%)	6mo	$235,000	$265	56
309 7th Ave S	0.16mi	2/1.0	724 (-14%)	18mo	$224,000	$309	54
417 12th Avenue North	0.68mi	2/1.0	884 (+5%)	9mo	$220,000	$249	52
320 N 12th	0.60mi	3/1.0 (+1)	806 (-4%)	14mo	$260,000	$323	49
421 8th Ave	0.66mi	2/1.0	882 (+5%)	16mo	$200,000	$227	48
204 N 8th	0.44mi	2/1.0	736 (-12%)	13mo	$225,000	$306	48
400 N 11th Ave	0.62mi	2/1.0	888 (+6%)	17mo	$200,000	$225	47
700 Poplar Ave	0.62mi	2/1.5	920 (+10%)	11mo	$261,000	$284	44
924 Robertson St	0.57mi	2/1.0	950 (+13%)	22mo	$299,000	$315	33

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: 55.9%
• Equity multiple: 3.47×
• Total profit: $31,096
• Equity at exit: $6,710

10-year hold

• IRR: 60.9%
• Equity multiple: 7.08×
• Total profit: $76,557
• Equity at exit: $3,891

Cash invested: $12,600 (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 83316

• Home prices YoY: -26.4%
• Active inventory: 115
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $602

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 43%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $45,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $45,000 Active 1 DOM

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,875
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$1,309
• Taxable income: $6,925
• Est. tax owed @ 24.0%: −$1,662
• After-tax cash flow: $5,567/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 · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready mobile home is well-maintained with updated interiors and a good exterior. It offers a good return on investment with minor cosmetic updates to enhance its curb appeal.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Rental Landscaping — Improves curb appeal and tenant satisfaction

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Landscaping — Improves curb appeal and tenant satisfaction ↑

ⓘ 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: Buhl Joint District
• NCES district ID: 1600480
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $39,830
• Composite: 28.1/100
• National rank: #6826
• State rank: #80 of 92 in ID

Livability — Buhl

• Score: 69/100
• State rank: #66
• US rank: #8278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buhl, ID
• Population (ZIP): 10,075

Population outlook (Twin Falls County) Hauer SSP2

• Today (2025): 92,642 people
• By 2030: 97,900 · +5.7%
• By 2040: 108,553 · +17.2%
• By 2050: 119,443 · +28.9%
• By 2075: 146,906 · +58.6%
• By 2100: 168,212 · +81.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 8%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 4% Iranian 4% Russian 2%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Twin Falls

• 2024 margin: Solid R (+48.8) · D 24.2% · R 73.1% · Other 2.7%
• 2008→2024 swing: -12.1pp toward R · 2008: -36.7pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+45.0 2016: R+44.6 2012: R+43.5 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.32%
• Current HPI: 298.5092
• 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

+28.6% since first listed

4 events — show timeline

• 2026-06-16 Listed $45,000 IMLS
• 2026-05-08 Sold (MLS) — IMLS
• 2026-04-14 Pending — IMLS
• 2026-04-06 Listed $35,000 IMLS