7814 W Manassas · Garden City, ID 83714

$174,900

3 bd · 2.0 ba · 1,744 sqft · Manufactured · 90 Days on market

Built 1979 Good condition ↓ 29% 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * * * * * * * * Big Price drop Motivated Seller * * * * * * * * * * Owner carry option. Welcome to this beautifully maintained 3-bedroom+office, 2-bath manufactured home located in a peaceful, gated 55+ community on extra large lot with garden space and shed. Home offers 1,744 sq ft of thoughtfully renovated living space, this home features an open floor plan that seamlessly blends comfort and style. The bright, spacious kitchen is filled with natural light and perfect for both daily living and entertaining. The double ovens and wine refrigerator are a huge bonus. Throughout the home, large windows and clean lines create an inviting, atmosphere. The primary suite in

Key facts

• Gated community
• Large windows
• Wine refrigerator

Tags

• GATED COMMUNITY
• EXTRA LARGE LOT
• GARDEN SPACE
• DOUBLE OVENS
• WINE REFRIGERATOR
• LARGE WINDOWS

Property features AI

Finance

• HOA & community: Gated community; Senior (55+) community; Community pool

Exterior

• Parking: Covered carport parking (2 spaces)
• Security: Gated community
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Located in a gated, 55+ community
• Construction: Built in 1979; Metal roof
• Exterior features: Covered patio/deck; Garden; Automatic sprinkler system / full sprinkler system; Storage shed; Community pool

Interior

• Kitchen: Quartz counters; Pantry; Dishwasher; Microwave; Oven/Range (freestanding); Refrigerator; Garbage disposal
• Bedrooms: 3 bedrooms — all on the main level (Primary: 13 x 13; Bedroom 2: 11 x 11; Bedroom 3: 11 x 11)
• Flooring: Carpet
• Bathrooms: 2 bathrooms; Primary bathroom with double vanity
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Primary bedroom on main level with en-suite bath; Split bedroom layout; Den/office; Double vanity in primary bath; Walk-in closet(s); Pantry; Quartz countertops
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.5% in Garden City — 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 82/100 on livability (#11 in ID, #1,264 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, housing A; Watch: crime F.
• Boise Independent District (urban): math 42% / reading 56% proficiency, ranked #36 of 92 in ID (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shadow Hills Elementary (math 33% / reading 46%, grade F, #234 of 357 statewide, top 69%, 445 students, 24% FRL); Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 445 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).
• This rent runs 30% of the median local income ($88k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Ada County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $164,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.27% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.43%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $10,855
• Equity at exit: $26,078

10-year hold

• IRR: 16.6%
• Equity multiple: 2.48×
• Total profit: $72,698
• Equity at exit: $15,122

Cash invested: $48,972 (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 83714

• Home prices YoY: -31.5%
• Rents YoY: 4.9%
• Active inventory: 445
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,224 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $548

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 70%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
291 E Thurman Mill Ln Garden City, ID	3.0	2.5	1281	$2,550	$1.99	14d	1	0.30mi
3027 W Madison Ave Boise, ID	3.0	2.5	1500	$2,500	$1.67	23d	1	0.51mi
3015 W Stewart Ave Unit 32-103 Stewart 3 BD Boise, ID	3.0	1.5	1114	$1,428	$1.28	23d	1	0.63mi
805 N Roosevelt St #306 Boise, ID	2.0	2.0	1219	$1,995	$1.64	3d	1	0.73mi
805 N Roosevelt St #304 Boise, ID	2.0	1.5	1266	$2,195	$1.73	3d	1	0.73mi
909 N 31st St Boise, ID	3.0	3.0	1614	$2,550	$1.58	3d	1	0.85mi
521 E 41st St Garden City, ID	2.0	1.0–2.0	814	$5,000	$6.14	23d	18	0.89mi
4220 N Adams St Garden City, ID	2.0	1.0–2.0	767	$2,333	$3.04	2d	7	1.00mi
5312 W Morris Hill Rd Boise, ID	3.0	2.0	1132	$1,545	$1.36	23d	1	1.03mi
4265 N Reed Ln Garden City, ID	3.0	2.0	1189	$2,195	$1.85	23d	1	1.10mi
3614 W Morris Hill Rd Unit 1547118P Boise, ID	3.0	2.5	1345	$4,803	$3.57	2d	1	1.12mi
408 E 43rd St Garden City, ID	2.0–3.0	2.0	1314	$3,508	$2.67	3d	3	1.13mi
6315 W Chet Ln Unit 6315 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	3d	1	1.15mi
6315 W Chet Ln Unit 6307 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	23d	1	1.15mi
6315 W Chet Ln Boise, ID	2.0	2.5	1050	$1,750	$1.67	14d	1	1.16mi
1800 W Idaho St Unit 1324057P Boise, ID	3.0	2.0	1194	$4,740	$3.97	11d	1	1.18mi
1411 N Liberty St Boise, ID	2.0–4.0	1.5–2.0	1630	$1,620	$0.99	23d	1	1.25mi
6160 W Denton St Boise, ID	1.0–3.0	1.0–2.0	1033	$1,895	$1.83	14d	39	1.25mi
1620 W Bannock St Unit 160 Boise, ID	2.0	2.0	1150	$1,900	$1.65	14d	1	1.31mi
4533 N Freeride Ln Garden City, ID	4.0	3.0	1588	$2,400	$1.51	14d	1	1.37mi
406 S 13th St Boise, ID	2.0	2.0	1272	$2,375	$1.87	14d	1	1.37mi
406 S 13th St #104 Boise, ID	2.0	2.0	1272	$2,295	$1.80	23d	1	1.38mi
1201 W Grove St Boise, ID	2.0	1.0–2.0	825	$3,510	$4.25	2d	134	1.43mi
316 E 46th Pl Garden City, ID	2.0	1.0	1080	$2,250	$2.08	23d	1	1.43mi
1452 N Allumbaugh St Boise, ID	2.0	2.5	1100	$1,525	$1.39	11d	1	1.44mi
S Hilton St Boise, ID	3.0	3.0	1462	$2,350	$1.61	3d	1	1.44mi
223 S Phillippi St Boise, ID	2.0	1.0	1050	$1,375	$1.31	23d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $174,900 Active 90 DOM
2. 2026-06-17
   days on market $174,900 Active 89 DOM
3. 2026-06-16
   days on market $174,900 Active 88 DOM
4. 2026-06-15
   days on market $174,900 Active 87 DOM
5. 2026-06-13
   days on market $174,900 Active 85 DOM
6. 2026-06-10
   days on market $174,900 Active 82 DOM
7. 2026-06-09
   days on market $174,900 Active 81 DOM
8. 2026-06-08
   days on market $174,900 Active 80 DOM
9. 2026-06-07
   days on market $174,900 Active 79 DOM
10. 2026-06-05
    days on market $174,900 Active 76 DOM
11. 2026-06-03
    days on market $174,900 Active 75 DOM
12. 2026-06-03
    days on market $174,900 Active 74 DOM
13. 2026-06-01
    days on market $174,900 Active 73 DOM
14. 2026-05-31
    days on market $174,900 Active 72 DOM
15. 2026-04-13
    price $174,900
16. 2026-03-20
    listed $199,900 Active
17. 2025-11-14
    historical
18. 2025-10-30
    price $199,900
19. 2025-10-18
    price $215,000
20. 2025-09-25
    price $225,000
21. 2025-06-28
    price $235,000
22. 2025-06-17
    listed $245,000 Active

ⓘ 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: $26,684
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − Depreciation: −$5,088
• Taxable income: $4,031
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $5,608/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 80/100 Cosmetic rehab

This beautifully maintained 3-bedroom+office, 2-bath manufactured home is in good condition with a good condition score of 80. It features an open floor plan, modern appliances, and a well-maintained exterior. The home is ready for a new owner and would benefit from some exterior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value of the home.
• Both Landscaping improvements — Enhancing the landscaping can improve both the resale and rental value by making the home more attractive.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value of the home. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve both the resale and rental value by making the home more attractive. ↑

ⓘ 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: Boise Independent District
• NCES district ID: 1600360
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $49,135
• Composite: 41.82/100
• National rank: #3388
• State rank: #36 of 92 in ID

Livability — Garden City

• Score: 82/100
• State rank: #11
• US rank: #1264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden City, ID
• County: Ada County · 522,161 people
• Metro: Boise City, ID
• Population (ZIP): 27,564
• Household income: $87,651
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 557.0

Population outlook (Ada County) Hauer SSP2

• Today (2025): 535,818 people
• By 2030: 585,751 · +9.3%
• By 2040: 682,435 · +27.4%
• By 2050: 775,818 · +44.8%
• By 2075: 994,458 · +85.6%
• By 2100: 1,148,884 · +114.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 4% Portuguese 4%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Ada

• 2024 margin: R (+10.3) · D 43.4% · R 53.8% · Other 2.8%
• 2008→2024 swing: -4.2pp toward R · 2008: -6.2pp · 2024: -10.3pp
• All cycles: 2024: R+10.3 2020: R+3.9 2016: R+9.2 2012: R+11.3 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.87%
• Current HPI: 339.0701
• Rent YoY: ▲ 4.87%
• Metro: Boise City, 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

-28.6% since first listed

8 events — show timeline

• 2026-04-13 Price Changed $174,900 IMLS
• 2026-03-20 Listed $199,900 IMLS
• 2025-11-14 Listing Removed — IMLS
• 2025-10-30 Price Changed $199,900 IMLS
• 2025-10-18 Price Changed $215,000 IMLS
• 2025-09-25 Price Changed $225,000 IMLS
• 2025-06-28 Price Changed $235,000 IMLS
• 2025-06-17 Listed $245,000 IMLS