419 Fruitland Ave #8 · Buhl, ID 83316

$45,750

2 bd · 1.5 ba · 850 sqft · Manufactured · 137 Days on market

Built 1964 ↓ 12% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Magnolia Double Wide. Clean and move-in-ready! One of the few trailers with a full fence! Covered outdoor patio and two storage sheds. Very comfortable living and comes complete with appliances. 2 Bed 1.5 Bath, currently has ramp access from the driveway. HVAC was installed last year with A/C. Space rent is $430.00 per month which includes utility of water, sewer, trash and mowing. 55+ community.

Key facts

• Full fence
• Hvac installed
• Two storage sheds

Tags

• FULL FENCE
• COVERED OUTDOOR PATIO
• TWO STORAGE SHEDS
• HVAC INSTALLED

Property features AI

Finance

• HOA & community: Located in a senior (55+) mobile home park community (Senator)

Exterior

• Parking: Carport (1 covered space) with finished driveway
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home in a rented lot; Located in an over-55 community
• Construction: Metal siding; Built in 1964; Other roof type
• Exterior features: Full wood fencing; Auto sprinkler system; Paved road access

Interior

• Kitchen: Microwave; Freestanding oven/range; Refrigerator
• Bedrooms: 2 bedrooms located on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Primary bedroom with private bath; Walk-in closet
• Laundry & utility: Washer; Dryer; Utility room on the main level; Gas water heater; Tank water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $46k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 2.1% in Buhl — 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 69/100 on livability (#66 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Buhl Joint District (rural): math 29% / reading 38% proficiency, ranked #80 of 92 in ID (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buhl High School (math 27% / reading 37%, grade F, #119 of 169 statewide, top 73%, 360 students, 32% FRL) — zoned schools average 32% FRL vs 56% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 117 active listings in the ZIP; 636 units permitted in Twin Falls County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $316 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $40,260 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1964 — 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. 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: 2.52% ✓
• Cap rate: 21.87%
• Cash-on-cash: 55.62%
• DSCR: 3.47
• GRM: 3.3

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: 53.9%
• Equity multiple: 3.37×
• Total profit: $30,417
• Equity at exit: $6,821

10-year hold

• IRR: 59.1%
• Equity multiple: 6.87×
• Total profit: $75,247
• Equity at exit: $3,956

Cash invested: $12,810 (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 83316

• Home prices YoY: -26.4%
• Active inventory: 117
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$240
• Tax est. 1.5%: −$57 /mo · $686/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $594

Break-even live

Break-even rent $400

Max offer price $45,750

Occupancy floor 43%

Sensitivity live

Price	-10% $625	-5% $610	+0% $594	+5% $578	+10% $562
Rent	-10% $503	-5% $548	+0% $594	+5% $639	+10% $685
Rate	-1.0pp $617	-0.5pp $605	base $594	+0.5pp $582	+1.0pp $570

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: $11,438
• Closing costs: $1,372
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $45,750 Active 137 DOM
2. 2026-06-18
   days on market $45,750 Active 135 DOM
3. 2026-06-17
   days on market $45,750 Active 134 DOM
4. 2026-06-16
   days on market $45,750 Active 133 DOM
5. 2026-06-15
   days on market $45,750 Active 132 DOM
6. 2026-06-13
   days on market $45,750 Active 130 DOM
7. 2026-06-12
   days on market $45,750 Active 129 DOM
8. 2026-06-09
   days on market $45,750 Active 126 DOM
9. 2026-06-08
   days on market $45,750 Active 125 DOM
10. 2026-06-07
    days on market $45,750 Active 124 DOM
11. 2026-06-07
    days on market $45,750 Active 123 DOM
12. 2026-06-04
    days on market $45,750 Active 120 DOM
13. 2026-06-02
    days on market $45,750 Active 119 DOM
14. 2026-06-01
    days on market $45,750 Active 118 DOM
15. 2026-05-31
    days on market $45,750 Active 117 DOM
16. 2026-05-31
    days on market $45,750 Active 116 DOM
17. 2026-04-24
    price $47,700
18. 2026-02-20
    price $49,500
19. 2026-02-03
    listed $54,500 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 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,821
• − Mortgage interest: −$2,563
• − Property taxes: −$686
• − Insurance: −$229
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$1,331
• Taxable income: $6,801
• Est. tax owed @ 24.0%: −$1,632
• After-tax cash flow: $5,492/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: Buhl Joint District
• NCES district ID: 1600480
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $39,830
• Composite: 28.1/100
• National rank: #6826
• State rank: #80 of 92 in ID

Livability — Buhl

• Score: 69/100
• State rank: #66
• US rank: #8278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buhl, ID
• Population (ZIP): 10,075

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 8%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 4% Iranian 4% Russian 2%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 14%

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: ▼ -107.32%
• Current HPI: 298.5092
• 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

-12.5% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $47,700 IMLS
• 2026-02-20 Price Changed $49,500 IMLS
• 2026-02-03 Listed $54,500 IMLS