12 D St · Cascade, ID 83611

$245,000

2 bd · 1.0 ba · 556 sqft · Manufactured · 60 Days on market

Manufactured home Built 1997 Fair condition 1,742 sqft lot Est $252k · at est. $55/mo HOA · 3% of rent ↓ 2% since listing

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Why this score? — see what drove the F 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).

• ARV discount +8.7/15.0
• Cash flow +6.7/30.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 1% rule +2.0/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW ROOF, INTERIOR PAINT, FLOORING! Beautifully maintained park model with addition. Relax and enjoy this lovely unit, clean, cozy, with a 2nd bedroom. Appliances are included along with a stackable washer/dryer unit. Shed, partially fenced, asphalt driveway, and a privacy area behind your home. Gate that leads directly to the clubhouse. GREAT HOA fees that include city sewer/water, road maintenance, seasonal community swimming pool, clubhouse, and pavilion. Enjoy nearby access to The Strand Greenbelt along Payette River. OR go fishing at Lake Cascade, golfing, and hiking on public lands. EXPLORE AND RECREATE! Only 1 1/2 hour from Boise, ski at Tamarack or Brundage, or lunch in McCall, Idaho.

Key facts

• Partially fenced
• Interior paint
• Flooring

Tags

• NEW ROOF
• INTERIOR PAINT
• FLOORING
• APPLIANCES INCLUDED
• STACKABLE WASHER DRYER
• PARTIALLY FENCED

Property features AI

Finance

• Other: Small lot, wooded with winter access
• HOA & community: Annual association fee of $660; Leisuretime R.V. Park community

Exterior

• Utilities: City water service; Sewer connected
• Home design: Manufactured home on land
• Construction: Built in 1997; Composition roof; Other construction materials
• Exterior features: Partial wood fencing; Community pool

Interior

• Kitchen: Freestanding oven/range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating; Propane heating; No central air
• Interior features: Master bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $245k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (30.0% below list).
• Recommended offer: $171k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.6% in Cascade — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#116 in ID) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: employment C-, amenities F, commute F.
• Cascade District (rural): math 35% / reading 45% proficiency, ranked #94 of 133 in ID (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cascade Elementary School (math 54% / reading 44%, grade D, #148 of 357 statewide, top 47%, 119 students, 33% FRL); Cascade Jr/Sr High School (math 54% / reading 74%, grade B-, #10 of 169 statewide, top 7%, 87 students, 15% FRL).
• Zoned-school proficiency averages 57% at this address vs 40% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Cascade District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 410 active listings in the ZIP; 250 units permitted in Valley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Valley County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 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 $171,457 (30.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.89%
• DSCR: 0.69
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $251,868
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 & 22 F St	0.06mi	1/1.0 (-1)	550 (-1%)	8mo	$249,000	$453	83

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: -28.2%
• Equity multiple: 0.06×
• Total profit: $-64,711
• Equity at exit: $36,530

10-year hold

• IRR: -27.1%
• Equity multiple: -0.29×
• Total profit: $-88,389
• Equity at exit: $21,183

Cash invested: $68,600 (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 83611

• Home prices YoY: -27.9%
• Active inventory: 410
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,715 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$55
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-394

Break-even live

Break-even rent $2,213

Max offer price $188,041

Occupancy floor —

Sensitivity live

Price	-10% $-224	-5% $-309	+0% $-394	+5% $-478	+10% $-563
Rent	-10% $-529	-5% $-461	+0% $-394	+5% $-326	+10% $-258
Rate	-1.0pp $-270	-0.5pp $-331	base $-394	+0.5pp $-457	+1.0pp $-522

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: watersewerpool

Listing history 21 events

1. 2026-06-22
   days on market $245,000 Active 60 DOM
2. 2026-06-21
   days on market $245,000 Active 59 DOM
3. 2026-06-21
   days on market $245,000 Active 58 DOM
4. 2026-06-18
   days on market $245,000 Active 56 DOM
5. 2026-06-17
   days on market $245,000 Active 55 DOM
6. 2026-06-16
   days on market $245,000 Active 54 DOM
7. 2026-06-15
   days on market $245,000 Active 53 DOM
8. 2026-06-13
   days on market $245,000 Active 51 DOM
9. 2026-06-12
   days on market $245,000 Active 50 DOM
10. 2026-06-09
    days on market $245,000 Active 47 DOM
11. 2026-06-08
    days on market $245,000 Active 46 DOM
12. 2026-06-07
    days on market $245,000 Active 45 DOM
13. 2026-06-04
    days on market $245,000 Active 41 DOM
14. 2026-06-02
    days on market $245,000 Active 40 DOM
15. 2026-06-01
    days on market $245,000 Active 39 DOM
16. 2026-05-31
    days on market $245,000 Active 38 DOM
17. 2026-05-31
    days on market $245,000 Active 37 DOM
18. 2026-05-13
    price $245,000
19. 2026-05-08
    price $245,000 703-char remark

    Show marketing remark (703 chars)

    NEW ROOF, INTERIOR PAINT, FLOORING! Beautifully maintained park model with addition. Relax and enjoy this lovely unit, clean, cozy, with a 2nd bedroom. Appliances are included along with a stackable washer/dryer unit. Shed, partially fenced, asphalt driveway, and a privacy area behind your home. Gate that leads directly to the clubhouse. GREAT HOA fees that include city sewer/water, road maintenance, seasonal community swimming pool, clubhouse, and pavilion. Enjoy nearby access to The Strand Greenbelt along Payette River. OR go fishing at Lake Cascade, golfing, and hiking on public lands. EXPLORE AND RECREATE! Only 1 1/2 hour from Boise, ski at Tamarack or Brundage, or lunch in McCall, Idaho.

20. 2026-04-23
    listed $249,900 Active
21. 2026-04-15
    listed $249,900 Active 703-char remark

    Show marketing remark (703 chars)

    NEW ROOF, INTERIOR PAINT, FLOORING! Beautifully maintained park model with addition. Relax and enjoy this lovely unit, clean, cozy, with a 2nd bedroom. Appliances are included along with a stackable washer/dryer unit. Shed, partially fenced, asphalt driveway, and a privacy area behind your home. Gate that leads directly to the clubhouse. GREAT HOA fees that include city sewer/water, road maintenance, seasonal community swimming pool, clubhouse, and pavilion. Enjoy nearby access to The Strand Greenbelt along Payette River. OR go fishing at Lake Cascade, golfing, and hiking on public lands. EXPLORE AND RECREATE! Only 1 1/2 hour from Boise, ski at Tamarack or Brundage, or lunch in McCall, Idaho.

ⓘ 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: $20,575
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − HOA: −$660
• − Depreciation: −$7,127
• Taxable loss: −$9,128
• Est. tax savings @ 24.0%: +$2,191
• After-tax cash flow: $-2,533/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

Fair 45/100 Moderate rehab

The home requires moderate renovations to improve its curb appeal and functionality, with a focus on the exterior siding, deck flooring, and kitchen and bathroom updates.

Repairs flagged

• Major deck flooring — Worn and needs replacement.
• Moderate exterior siding — Weathered and discolored, needs repainting.
• Minor kitchen cabinets — Dated but not severely damaged.
• Minor bathroom fixtures — Basic and may need updating for resale appeal.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal and value.
• Resale Replacing deck flooring — Fresh flooring improves usability and value.
• Resale Updating kitchen cabinets — Modernizes the space and adds value.
• Resale Updating bathroom fixtures — Modernizes the space and adds value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
deck flooring · Worn and needs replacement.	Major	$15,000–50,000
exterior siding · Weathered and discolored, needs repainting.	Moderate	$3,000–15,000
kitchen cabinets · Dated but not severely damaged.	Minor	$500–3,000
bathroom fixtures · Basic and may need updating for resale appeal.	Minor	$500–3,000
Total estimated repair cost · 4 items		$19,000–71,000

Value-add ROI direction

• Resale Painting exterior siding — Enhances curb appeal and value. ↑
• Resale Replacing deck flooring — Fresh flooring improves usability and value. ↑
• Resale Updating kitchen cabinets — Modernizes the space and adds value. ↑
• Resale Updating bathroom fixtures — Modernizes the space and adds value. ↑

ⓘ 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: Cascade District
• NCES district ID: 1600630
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $49,227
• Composite: 36.83/100
• National rank: #9162
• State rank: #94 of 133 in ID

Livability — Cascade

• Score: 66/100
• State rank: #116
• US rank: #12378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cascade, ID
• Population (ZIP): 2,997

Population outlook (Valley County) Hauer SSP2

• Today (2025): 10,964 people
• By 2030: 11,279 · +2.9%
• By 2040: 11,584 · +5.7%
• By 2050: 11,754 · +7.2%
• By 2075: 12,246 · +11.7%
• By 2100: 11,948 · +9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 7% Dutch 6% Portuguese 5%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Valley

• 2024 margin: R (+18.6) · D 39.6% · R 58.2% · Other 2.2%
• 2008→2024 swing: -11.6pp toward R · 2008: -6.9pp · 2024: -18.6pp
• All cycles: 2024: R+18.6 2020: R+13.7 2016: R+18.6 2012: R+11.6 2008: R+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.61%
• Current HPI: 307.0117
• 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

-2.0% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $245,000 IMLS
• 2026-05-08 Price Changed $245,000 MCAOR
• 2026-04-23 Listed $249,900 IMLS
• 2026-04-15 Listed $249,900 MCAOR