17 Chinook Ln · Orofino, ID 83544

$75,000

2 bd · 1.0 ba · 785 sqft · Manufactured · 47 Days on market

Built 1985 Fair condition Est $79k · 5% under

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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 +25.4/30.0
• ARV discount +9.9/15.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable riverfront living, perfect for fishermen, this one has an awesome view and only steps away from the Clearwater River. Nice 2 bedroom, 1 bathroom mobile home with new furnace and air conditioning, metal roof, large kitchen, tons of storage, newer glass front wood stove, and addition with riverfront windows and additonal entrance. Living room has tip out addition and new windows. Spacious bathroom has double sink and Maytag washer and dryer. Outside there is a covered front porch with privacy netting, a good-sized storage shed, and metal carport, along with a large, fenced yard. Pets allowed on approval, doggie door already installed. Come take a look and fall in love today.

Key facts

• New heat pump
• Metal roof
• Large kitchen

Tags

• RIVERFRONT LIVING
• AWESOME VIEW
• NEW HEAT PUMP
• METAL ROOF
• LARGE KITCHEN
• TONS OF STORAGE

Property features AI

Finance

• Other: Homeowner tax exemption

Exterior

• Utilities: City water service; Septic tank
• Home design: Mobile/manufactured home in a rented lot; Located in a mobile home park; Built in 1985
• Construction: Metal roof
• Exterior features: Metal fencing; Covered patio/deck; Storage shed

Interior

• Kitchen: Oven/range (freestanding); Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Wood-burning stove
• Interior features: Main-level master bedroom; Den/office; Double vanity
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.4% in Orofino — 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 76/100 on livability (#27 in ID, #3,806 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Orofino Joint District (town): math 37% / reading 56% proficiency, ranked #45 of 92 in ID (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Orofino Elementary School (math 42% / reading 52%, grade D-, #176 of 357 statewide, top 53%, 376 students, 41% FRL); Orofino High School (math 32% / reading 67%, grade D, #45 of 169 statewide, top 29%, 372 students, 25% FRL).
• Market conditions: 81 active listings in the ZIP; 51 units permitted in Clearwater County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clearwater County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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; major wildfire risk; extreme-heat days projected 10→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.17% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $79,285
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Bass Ln	0.00mi	2/1.0	840 (+7%)	19mo	$60,000	$71	73
10 Kamloop Ln	0.15mi	3/2.0 (+1)	880 (+12%)	16mo	$89,000	$101	50

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-5,326
• Equity at exit: $11,183

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $4,304
• Equity at exit: $6,485

Cash invested: $21,000 (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 83544

• Home prices YoY: -18.4%
• Active inventory: 81
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $106

Break-even live

Break-even rent $740

Max offer price $75,000

Occupancy floor 83%

Sensitivity live

Price	-10% $158	-5% $132	+0% $106	+5% $80	+10% $55
Rent	-10% $37	-5% $72	+0% $106	+5% $141	+10% $175
Rate	-1.0pp $144	-0.5pp $125	base $106	+0.5pp $87	+1.0pp $67

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $75,000 Active 47 DOM
2. 2026-06-18
   days on market $75,000 Active 45 DOM
3. 2026-06-17
   days on market $75,000 Active 44 DOM
4. 2026-06-16
   days on market $75,000 Active 43 DOM
5. 2026-06-15
   days on market $75,000 Active 42 DOM
6. 2026-06-13
   days on market $75,000 Active 40 DOM
7. 2026-06-12
   days on market $75,000 Active 39 DOM
8. 2026-06-09
   days on market $75,000 Active 36 DOM
9. 2026-06-08
   days on market $75,000 Active 35 DOM
10. 2026-06-07
    days on market $75,000 Active 34 DOM
11. 2026-06-04
    days on market $75,000 Active 30 DOM
12. 2026-06-02
    days on market $75,000 Active 29 DOM
13. 2026-06-01
    days on market $75,000 Active 28 DOM
14. 2026-05-31
    days on market $75,000 Active 27 DOM
15. 2026-05-31
    days on market $75,000 Active 26 DOM
16. 2026-05-04
    listed $75,000 Active
17. 2024-10-04
    historical
18. 2024-09-28
    price $60,000
19. 2024-09-16
    price $61,000
20. 2024-08-22
    price $62,000
21. 2024-08-22
    price $60,000
22. 2024-08-10
    price $62,000
23. 2024-07-18
    price $64,500
24. 2024-07-13
    price $65,000
25. 2024-06-24
    price $65,500
26. 2024-06-07
    price $66,500
27. 2024-05-18
    price $67,000
28. 2024-04-27
    listed $68,500 Active
29. 2024-04-15
    historical
30. 2024-03-15
    price $69,000
31. 2024-01-26
    listed $72,000 Active
32. 2021-08-30
    soldstatus Sold
33. 2021-05-22
    status Pending
34. 2021-04-09
    listed $47,500 Active
35. 2019-01-28
    soldstatus
36. 2018-12-19
    listed $27,900

ⓘ 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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 10 d/yr ≥95°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,498
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$1,172
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,182
• Taxable income: $138
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $1,243/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 · 1 photo

Fair 45/100 Moderate rehab

This mobile home is in fair condition with good systems and features, but moderate repairs and maintenance are needed to enhance its value.

Repairs flagged

• Minor Porch flooring — Artificial turf may need replacement.
• Minor Porch railings — No visible damage, but may need cleaning or touch-up paint.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and value.
• Both Replace artificial turf with natural grass — Natural grass is more durable and visually appealing.
• Both Install new front door — A new front door can significantly boost curb appeal and value.
• Resale Upgrade kitchen appliances — Modern appliances can attract more buyers.
• Rental Replace artificial turf with natural grass — Natural grass is more durable and visually appealing for renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Porch flooring · Artificial turf may need replacement.	Minor	$500–3,000
Porch railings · No visible damage, but may need cleaning or touch-up paint.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and value. ↑
• Both Replace artificial turf with natural grass — Natural grass is more durable and visually appealing. ↑
• Both Install new front door — A new front door can significantly boost curb appeal and value. ↑
• Resale Upgrade kitchen appliances — Modern appliances can attract more buyers. ↑
• Rental Replace artificial turf with natural grass — Natural grass is more durable and visually appealing for renters. ↑

ⓘ 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: Orofino Joint District
• NCES district ID: 1602520
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $41,114
• Composite: 38.96/100
• National rank: #4079
• State rank: #45 of 92 in ID

Livability — Orofino

• Score: 76/100
• State rank: #27
• US rank: #3806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,476

Population outlook (Clearwater County) Hauer SSP2

• Today (2025): 8,244 people
• By 2030: 8,093 · -1.8%
• By 2040: 7,821 · -5.1%
• By 2050: 7,740 · -6.1%
• By 2075: 7,777 · -5.7%
• By 2100: 6,982 · -15.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 5% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Clearwater

• 2024 margin: Solid R (+62.8) · D 17.5% · R 80.3% · Other 2.1%
• 2008→2024 swing: -28.1pp toward R · 2008: -34.8pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.3 2016: R+56.5 2012: R+40.8 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.58%
• Current HPI: 304.5259
• 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

+168.8% since first listed

21 events — show timeline

• 2026-05-04 Listed $75,000 IMLS
• 2024-10-04 Listing Removed — IMLS
• 2024-09-28 Price Changed $60,000 IMLS
• 2024-09-16 Price Changed $61,000 IMLS
• 2024-08-22 Price Changed $62,000 IMLS
• 2024-08-22 Price Changed $60,000 IMLS
• 2024-08-10 Price Changed $62,000 IMLS
• 2024-07-18 Price Changed $64,500 IMLS
• 2024-07-13 Price Changed $65,000 IMLS
• 2024-06-24 Price Changed $65,500 IMLS
• 2024-06-07 Price Changed $66,500 IMLS
• 2024-05-18 Price Changed $67,000 IMLS
• 2024-04-27 Listed $68,500 IMLS
• 2024-04-15 Listing Removed — IMLS
• 2024-03-15 Price Changed $69,000 IMLS
• 2024-01-26 Listed $72,000 IMLS
• 2021-08-30 Sold (MLS) — IMLS
• 2021-05-22 Pending — IMLS
• 2021-04-09 Listed $47,500 IMLS
• 2019-01-28 Sold (MLS) — IMLS
• 2018-12-19 Listed $27,900 IMLS