None · Cascade, ID 83611

$199,500

1 bd · 1.0 ba · 655 sqft · Manufactured · 128 Days on market

Built 1997 1,742 sqft lot Est $212k · 6% under ↓ 13% since listing

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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 +20.0/30.0
• ARV discount +10.1/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy a true vacation—without the work! This well-maintained park model home in Leisure Time offers the perfect low-maintenance getaway. With 799 sq ft (including the covered deck), you'll enjoy both comfort and convenience in this thoughtfully designed space that sleeps six. The 2x6 quality construction addition provides extra room and durability, while central air and forced gas heat (FGH) keep you comfortable year-round. Leisure Time community amenities include a seasonal indoor pool, picnic pavilion, laundry facilities, walking paths, and close proximity to downtown, Cascade Reservoir and the Payette River. HOA dues cover water, sewer, and trash, making ownership even easier. Lot

Key facts

• Covered deck
• Picnic pavilion
• Seasonal indoor pool

Tags

• PARK MODEL HOME
• COVERED DECK
• QUALITY CONSTRUCTION ADDITION
• SEASONAL INDOOR POOL
• PICNIC PAVILION
• WALKING PATHS

Property features AI

Finance

• HOA & community: Homeowners association; Community pool

Exterior

• Utilities: Public water; Public sewer; Underground electric
• Home design: Manufactured home; One story; Leisure Time RV Park 1 (subdivision)
• Construction: Frame with vinyl siding; Composition roof; Pillar/post/pier foundation; Made by Chariot Eagle; Built by Solotky
• Exterior features: Level lot; Waterfront access with pond and lake privileges; Community pool

Interior

• Kitchen: Range; Oven; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Window treatments; Satellite dish; Fuel tank(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.6% in Cascade — 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 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-, schools D, amenities 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.
• Market conditions: 406 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 $1k of loan paydown is wiped out by about $6k 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 128 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $211,565
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 & 27 C St	0.12mi	1/1.0	650 (-1%)	8mo	$210,000	$323	86

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-16,625
• Equity at exit: $29,746

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $5,828
• Equity at exit: $17,249

Cash invested: $55,860 (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: 406
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,057 medium
• Mortgage (P&I): −$1,046
• Tax est. 1.5%: −$249 /mo · $2,992/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $246

Break-even live

Break-even rent $1,745

Max offer price $199,500

Occupancy floor 83%

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $199,500 Active 128 DOM
2. 2026-06-17
   days on market $199,500 Active 127 DOM
3. 2026-06-16
   days on market $199,500 Active 126 DOM
4. 2026-06-15
   days on market $199,500 Active 125 DOM
5. 2026-06-13
   days on market $199,500 Active 123 DOM
6. 2026-06-12
   days on market $199,500 Active 122 DOM
7. 2026-06-09
   days on market $199,500 Active 119 DOM
8. 2026-06-08
   days on market $199,500 Active 118 DOM
9. 2026-06-07
   days on market $199,500 Active 117 DOM
10. 2026-06-04
    days on market $199,500 Active 113 DOM
11. 2026-06-02
    days on market $199,500 Active 112 DOM
12. 2026-06-01
    days on market $199,500 Active 111 DOM
13. 2026-05-31
    days on market $199,500 Active 110 DOM
14. 2026-05-31
    days on market $199,500 Active 109 DOM
15. 2026-05-23
    price $199,500
16. 2026-05-13
    price $218,900
17. 2026-03-24
    price $218,999
18. 2026-02-10
    listed $229,000 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: $24,680
• − Mortgage interest: −$11,175
• − Property taxes: −$2,992
• − Insurance: −$998
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$5,804
• Taxable loss: −$238
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $3,010/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: 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

-12.9% since first listed

4 events — show timeline

• 2026-05-23 Price Changed $199,500 MCAOR
• 2026-05-13 Price Changed $218,900 MCAOR
• 2026-03-24 Price Changed $218,999 MCAOR
• 2026-02-10 Listed $229,000 MCAOR