50 NW Barlington St · Mountain Home, ID 83647-6368

$84,999

2 bd · 2.0 ba · 960 sqft · Manufactured · 154 Days on market

Built 1977 ↓ 9% since listing

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover affordable living in this beautifully renovated 3-bedroom, 2-bathroom mobile home, conveniently located with easy access to I-84. Set in a friendly community featuring a communal pool, this home on a rented lot with a $445 monthly rent combines modern amenities and comfort, making it an ideal choice for families or first-time homeowners seeking a practical and cost-effective living solution. Don’t miss out on this move-in-ready opportunity to enjoy a blend of lifestyle and convenience.

Key facts

• Renovated home
• Communal pool
• Easy access to 1-84

Tags

• RENOVATED HOME
• COMMUNAL POOL
• EASY ACCESS TO 1-84

Property features AI

Exterior

• Utilities: City water service; Sewer connected; Public road frontage
• Home design: Mobile/manufactured home on a rented lot
• Construction: Metal siding; Built in 1977
• Exterior features: Partial wire fencing; Community pool

Interior

• Kitchen: Oven/Range (freestanding); Refrigerator; Wood/Butcher block counters; Breakfast bar
• Bedrooms: 2 bedrooms, both on the main level
• Flooring: Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Master bedroom on main level; Split bedroom floorplan; Family room; Breakfast bar; Wood/butcher block counters
• Laundry & utility: Utility room on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.1% in Mountain Home — 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 (#26 in ID, #3,741 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Mountain Home District (town): math 28% / reading 44% proficiency, ranked #78 of 92 in ID (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain Home Sr High School (math 21% / reading 44%, grade F, #117 of 169 statewide, top 70%, 960 students, 33% FRL).
• Market conditions: 2 active listings in the ZIP; 129 units permitted in Elmore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• Elmore County population projected at -35% 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.23×
• Total profit: $29,391
• Equity at exit: $38,219

10-year hold

• IRR: 22.8%
• Equity multiple: 4.27×
• Total profit: $77,848
• Equity at exit: $58,900

Cash invested: $23,800 (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 83647-6368

• Active inventory: 2
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $300

Break-even live

Break-even rent $744

Max offer price $84,999

Occupancy floor 68%

Sensitivity live

Price	-10% $359	-5% $330	+0% $300	+5% $271	+10% $242
Rent	-10% $212	-5% $256	+0% $300	+5% $345	+10% $389
Rate	-1.0pp $343	-0.5pp $322	base $300	+0.5pp $278	+1.0pp $256

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $84,999 Active 154 DOM
2. 2026-06-18
   days on market $84,999 Active 153 DOM
3. 2026-06-18
   price $84,999 Active 152 DOM
4. 2026-06-17
   days on market $89,900 Active 152 DOM
5. 2026-06-16
   days on market $89,900 Active 151 DOM
6. 2026-06-15
   days on market $89,900 Active 150 DOM
7. 2026-06-14
   days on market $89,900 Active 148 DOM
8. 2026-06-12
   days on market $89,900 Active 147 DOM
9. 2026-06-09
   days on market $89,900 Active 144 DOM
10. 2026-06-08
    days on market $89,900 Active 143 DOM
11. 2026-06-07
    days on market $89,900 Active 142 DOM
12. 2026-06-07
    days on market $89,900 Active 141 DOM
13. 2026-06-04
    days on market $89,900 Active 138 DOM
14. 2026-06-02
    days on market $89,900 Active 137 DOM
15. 2026-06-01
    days on market $89,900 Active 136 DOM
16. 2026-05-31
    days on market $89,900 Active 135 DOM
17. 2026-05-31
    days on market $89,900 Active 134 DOM
18. 2026-03-14
    price $89,900
19. 2026-01-16
    listed $95,000 Active
20. 2024-09-11
    soldstatus Sold 505-char remark

    Show marketing remark (505 chars)

    Discover affordable living in this beautifully renovated 3-bedroom, 2-bathroom mobile home, conveniently located with easy access to I-84. Set in a friendly community featuring a communal pool, this home on a rented lot with a $445 monthly rent combines modern amenities and comfort, making it an ideal choice for families or first-time homeowners seeking a practical and cost-effective living solution. Don’t miss out on this move-in-ready opportunity to enjoy a blend of lifestyle and convenience.

21. 2024-07-07
    status Pending 505-char remark

    Show marketing remark (505 chars)

    Discover affordable living in this beautifully renovated 3-bedroom, 2-bathroom mobile home, conveniently located with easy access to I-84. Set in a friendly community featuring a communal pool, this home on a rented lot with a $445 monthly rent combines modern amenities and comfort, making it an ideal choice for families or first-time homeowners seeking a practical and cost-effective living solution. Don’t miss out on this move-in-ready opportunity to enjoy a blend of lifestyle and convenience.

22. 2024-05-13
    listed $91,000 Active 505-char remark

    Show marketing remark (505 chars)

    Discover affordable living in this beautifully renovated 3-bedroom, 2-bathroom mobile home, conveniently located with easy access to I-84. Set in a friendly community featuring a communal pool, this home on a rented lot with a $445 monthly rent combines modern amenities and comfort, making it an ideal choice for families or first-time homeowners seeking a practical and cost-effective living solution. Don’t miss out on this move-in-ready opportunity to enjoy a blend of lifestyle and convenience.

23. 2023-03-07
    soldstatus Sold 410-char remark

    Show marketing remark (410 chars)

    Come see this space efficient home. Recently Updated unit with Stainless Steel Appliances. Sit with your favorite breakfast beverage at the custom breakfast nook and enjoy the serenity. Sit on the quaint patio and enjoy your new home and view the beautiful roses. Shaded location in the summer. This house has many other small touches the sellers have done to truly make this someone's home. Sold AS IS. BTVAI.

24. 2023-02-07
    status Pending 410-char remark

    Show marketing remark (410 chars)

    Come see this space efficient home. Recently Updated unit with Stainless Steel Appliances. Sit with your favorite breakfast beverage at the custom breakfast nook and enjoy the serenity. Sit on the quaint patio and enjoy your new home and view the beautiful roses. Shaded location in the summer. This house has many other small touches the sellers have done to truly make this someone's home. Sold AS IS. BTVAI.

25. 2022-12-09
    price $89,900 410-char remark

    Show marketing remark (410 chars)

    Come see this space efficient home. Recently Updated unit with Stainless Steel Appliances. Sit with your favorite breakfast beverage at the custom breakfast nook and enjoy the serenity. Sit on the quaint patio and enjoy your new home and view the beautiful roses. Shaded location in the summer. This house has many other small touches the sellers have done to truly make this someone's home. Sold AS IS. BTVAI.

26. 2022-11-25
    listed $100,000 Active 410-char remark

    Show marketing remark (410 chars)

    Come see this space efficient home. Recently Updated unit with Stainless Steel Appliances. Sit with your favorite breakfast beverage at the custom breakfast nook and enjoy the serenity. Sit on the quaint patio and enjoy your new home and view the beautiful roses. Shaded location in the summer. This house has many other small touches the sellers have done to truly make this someone's home. Sold AS IS. BTVAI.

27. 2022-11-15
    historical
28. 2022-10-26
    listed $99,000 Active

ⓘ 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 10/10 Extreme
• 🌡 Heat 4/10 Moderate 5 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,486
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,473
• Taxable income: $2,394
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $3,030/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: Mountain Home District
• NCES district ID: 1602250
• Math proficiency: 28% ▼ -5.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $44,262
• Composite: 30.57/100
• National rank: #6203
• State rank: #78 of 92 in ID

Livability — Mountain Home

• Score: 76/100
• State rank: #26
• US rank: #3741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-9.2% since first listed

11 events — show timeline

• 2026-03-14 Price Changed $89,900 IMLS
• 2026-01-16 Listed $95,000 IMLS
• 2024-09-11 Sold (MLS) — IMLS
• 2024-07-07 Pending — IMLS
• 2024-05-13 Listed $91,000 IMLS
• 2023-03-07 Sold (MLS) — IMLS
• 2023-02-07 Pending — IMLS
• 2022-12-09 Price Changed $89,900 IMLS
• 2022-11-25 Listed $100,000 IMLS
• 2022-11-15 Listing Removed — IMLS
• 2022-10-26 Listed $99,000 IMLS