5 Bass Ln · Orofino, ID 83544

$95,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 51 Days on market

Built 1978 Good condition Est $82k · 16% over

---

Why this score? — see what drove the C+ 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully refreshed 3-bedroom, 2-bathroom home located in Hidden Village Mobile Home Park. Situated just a stone's throw from the world-class fishing and the scenic beauty of the Clearwater River, this home is move-in-ready with a wonderful blend of modern updates and riverside lifestyle. The living space has been completely transformed with a reimagined kitchen design and new flooring--all tied together by a crisp new color palette inside and out. Most of the hard work is done, leaving only the primary bedroom to customize how you choose. With central air, wood stove, vinyl windows, a large covered front porch, and fenced in yard--all that's missing is you.

Key facts

• Vinyl windows
• Wood stove
• New flooring

Tags

• REIMAGINED KITCHEN DESIGN
• NEW FLOORING
• CENTRAL AIR
• WOOD STOVE
• VINYL WINDOWS
• LARGE COVERED FRONT PORCH

Property features AI

Exterior

• Utilities: Community water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Single-story (main level living); Public road frontage
• Construction: Built in 1978; Vinyl siding; Metal roof
• Exterior features: Wood fencing; Covered patio/deck; Storage shed; Spa (bath feature)

Interior

• Kitchen: Dishwasher; Oven/Range (freestanding); Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Wood heating option; Central air conditioning
• Interior features: Wood burning stove fireplace
• Laundry & utility: Washer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 2.5% in Orofino — 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 (#27 in ID, #3,806 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Orofino Joint District (town): math 37% / reading 56% proficiency, ranked #45 of 92 in ID (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Orofino Elementary School (math 42% / reading 52%, grade D-, #176 of 357 statewide, top 53%, 376 students, 41% FRL); Orofino High School (math 32% / reading 67%, grade D, #45 of 169 statewide, top 29%, 372 students, 25% FRL).
• Market conditions: 81 active listings in the ZIP; 51 units permitted in Clearwater County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clearwater County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 10→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.34% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $82,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Kokanee	0.07mi	3/2.0	1,440 (0%)	6mo	$55,000	$38	92
4 Chinook Ln	0.08mi	4/2.0 (+1)	1,404 (-2%)	21mo	$80,000	$57	69

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,606
• Equity at exit: $14,165

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $25,614
• Equity at exit: $8,214

Cash invested: $26,600 (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 83544

• Home prices YoY: -18.4%
• Active inventory: 81
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $282

Break-even live

Break-even rent $915

Max offer price $95,000

Occupancy floor 73%

Sensitivity live

Price	-10% $347	-5% $315	+0% $282	+5% $249	+10% $216
Rent	-10% $181	-5% $231	+0% $282	+5% $332	+10% $382
Rate	-1.0pp $330	-0.5pp $306	base $282	+0.5pp $257	+1.0pp $232

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-16
   days on market $95,000 Active 51 DOM
2. 2026-06-15
   days on market $95,000 Active 50 DOM
3. 2026-06-13
   days on market $95,000 Active 48 DOM
4. 2026-06-12
   days on market $95,000 Active 47 DOM
5. 2026-06-09
   days on market $95,000 Active 44 DOM
6. 2026-06-08
   days on market $95,000 Active 43 DOM
7. 2026-06-07
   days on market $95,000 Active 42 DOM
8. 2026-06-04
   days on market $95,000 Active 38 DOM
9. 2026-06-02
   days on market $95,000 Active 37 DOM
10. 2026-06-01
    days on market $95,000 Active 36 DOM
11. 2026-05-31
    days on market $95,000 Active 35 DOM
12. 2026-05-31
    days on market $95,000 Active 34 DOM
13. 2026-04-26
    listed $95,000 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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 10 d/yr ≥95°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,261
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$2,764
• Taxable income: $2,036
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $2,891/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 75/100 Cosmetic rehab

This move-in-ready manufactured home in Hidden Village Mobile Home Park offers a blend of modern updates and riverside living, with a good condition score and minimal repairs needed.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale replace window seals — improves energy efficiency
• Both update countertops — modernizes kitchen and improves resale value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale replace window seals — improves energy efficiency ↑
• Both update countertops — modernizes kitchen and improves resale 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: Orofino Joint District
• NCES district ID: 1602520
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $41,114
• Composite: 38.96/100
• National rank: #4079
• State rank: #45 of 92 in ID

Livability — Orofino

• Score: 76/100
• State rank: #27
• US rank: #3806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,476

Population outlook (Clearwater County) Hauer SSP2

• Today (2025): 8,244 people
• By 2030: 8,093 · -1.8%
• By 2040: 7,821 · -5.1%
• By 2050: 7,740 · -6.1%
• By 2075: 7,777 · -5.7%
• By 2100: 6,982 · -15.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 5% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Clearwater

• 2024 margin: Solid R (+62.8) · D 17.5% · R 80.3% · Other 2.1%
• 2008→2024 swing: -28.1pp toward R · 2008: -34.8pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.3 2016: R+56.5 2012: R+40.8 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.58%
• Current HPI: 304.5259
• 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

1 event — show timeline

• 2026-04-26 Listed $95,000 IMLS