450 Pole Line Rd #53 · Twin Falls, ID 83301

$59,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 156 Days on market

Built 1971

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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
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 2 bedroom, 2 bathroom mobile home on a rented lot in the Lazy J Ranch. Covered entryway. Large windows in the living/dining area allowing natural lighting in. The sliding glass door leads to a cozy covered back patio. Lots of built in storage throughout the home. Exterior storage shed on concrete pad. Close by the hospital, shopping and entertainment.

Key facts

• Built 1971
• Listed 155 days

Property features AI

Finance

• Other: Located in Twin Falls area; Directions available: From Pole Line Rd turn south into Lazy J Mobile Park; go straight south, after the first RV homes take a slight left and continue to #52
• Financial info: Information not provided
• HOA & community: Association fees billed annually; Located in Lazy J Mobile Home Park

Exterior

• Parking: Information not provided
• Security: Information not provided
• Utilities: City water service; Sewer connected; Power: information not provided
• Home design: Mobile/manufactured home on rented lot; Single-family use; Built in 1971
• Construction: Frame construction with metal siding; Metal roof; Information about foundation not provided
• Exterior features: Covered patio/deck; Storage shed; Private paved road frontage

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range (freestanding); Refrigerator; Breakfast bar; Laminate counters
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Bath in master bedroom; Guest room; Formal dining; Family room / Great room; Breakfast bar; Laminate counters; Handicapped accessible
• Laundry & utility: Washer; Gas dryer hookup; Tank and gas water heater; Utility room on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.3% vs local median 2.4% in Twin Falls — 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 74/100 on livability (#33 in ID, #4,779 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute F.
• Twin Falls District (town): math 34% / reading 49% proficiency, ranked #62 of 92 in ID (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harrison Elementary School (math 32% / reading 37%, grade F, #272 of 357 statewide, top 80%, 389 students, 65% FRL); Canyon Ridge High School (math 26% / reading 59%, grade F, #71 of 169 statewide, top 42%, 1,409 students, 18% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 620 active listings in the ZIP; 636 units permitted in Twin Falls County in 2024 (12 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k 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 + 2.9% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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

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

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1971 — 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: 2.78% ✓
• Cap rate: 24.33%
• Cash-on-cash: 64.41%
• DSCR: 3.87
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $22,848
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Pole Line Rd Sp#25	0.09mi	2/2.0	1,152 (-14%)	18mo	$20,000	$17	57

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 · 2.91% rent growth · sell at horizon

5-year hold

• IRR: 63.4%
• Equity multiple: 3.83×
• Total profit: $46,793
• Equity at exit: $8,797

10-year hold

• IRR: 67.9%
• Equity multiple: 7.84×
• Total profit: $112,962
• Equity at exit: $5,101

Cash invested: $16,520 (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 83301

• Rents YoY: 2.9%
• Active inventory: 620
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $887

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 41%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $59,000 Active 156 DOM
2. 2026-06-18
   days on market $59,000 Active 155 DOM
3. 2026-06-17
   days on market $59,000 Active 154 DOM
4. 2026-06-16
   days on market $59,000 Active 153 DOM
5. 2026-06-15
   days on market $59,000 Active 152 DOM
6. 2026-06-14
   days on market $59,000 Active 150 DOM
7. 2026-06-13
   days on market $59,000 Active 149 DOM
8. 2026-06-10
   days on market $59,000 Active 147 DOM
9. 2026-06-09
   days on market $59,000 Active 146 DOM
10. 2026-06-08
    days on market $59,000 Active 145 DOM
11. 2026-06-07
    days on market $59,000 Active 144 DOM
12. 2026-06-05
    days on market $59,000 Active 141 DOM
13. 2026-06-02
    days on market $59,000 Active 139 DOM
14. 2026-06-01
    days on market $59,000 Active 138 DOM
15. 2026-05-31
    days on market $59,000 Active 137 DOM
16. 2026-05-30
    days on market $59,000 Active 136 DOM
17. 2026-01-14
    listed $59,000 Active
18. 2017-08-31
    soldstatus
19. 2017-05-18
    listed $15,900
20. 2007-08-07
    soldstatus
21. 2007-05-21
    listed $19,900

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 17 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: $19,663
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$1,716
• Taxable income: $10,316
• Est. tax owed @ 24.0%: −$2,476
• After-tax cash flow: $8,165/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: Twin Falls District
• NCES district ID: 1603240
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $44,465
• Composite: 35.15/100
• National rank: #5006
• State rank: #62 of 92 in ID

Livability — Twin Falls

• Score: 74/100
• State rank: #33
• US rank: #4779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Twin Falls, ID
• County: Twin Falls County · 63,592 people
• City population: 63,592
• Metro: Twin Falls, ID
• Population (ZIP): 63,592
• Household income: $62,647
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1784.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada, India
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% Arabic 1%

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: ▼ -247.58%
• Current HPI: 271.0297
• Rent YoY: ▲ 2.91%
• Metro: Twin Falls, 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

+196.5% since first listed

5 events — show timeline

• 2026-01-14 Listed $59,000 IMLS
• 2017-08-31 Sold (MLS) — IMLS
• 2017-05-18 Listed $15,900 IMLS
• 2007-08-07 Sold (MLS) — IMLS
• 2007-05-21 Listed $19,900 IMLS