745 E 800 N · Basalt, ID 83274

$55,900

2 bd · 2.0 ba · 924 sqft · SingleFamily · 60 Days on market

Built 1997 ↓ 14% 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
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Price Reduced * * Well-maintained 1997 manufactured home offering 924 sq ft of comfortable living space. This clean and move-in-ready home features 2 bedrooms and 2 bathrooms with a functional layout. Pride of ownership shows throughout, making it a great option for a variety of buyers. Home is not on land and is ready to move/ will need to be moved. A great opportunity for affordable homeownership—schedule your showing today!

Key facts

• Built 1997
• Listed 59 days

Property features AI

Exterior

• Home design: Manufactured home (manufactured without land); Single-level / One story
• Exterior features: Metal roof

Interior

• Kitchen: Refrigerator
• Flooring: Linoleum; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Walk-in closets; Laminate counters

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $54k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#120 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Firth District (rural): math 43% / reading 53% proficiency, ranked #41 of 92 in ID (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 141 active listings in the ZIP; 251 units permitted in Bingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $386 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bingham County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,223 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.82% ✓
• Cap rate: 16.39%
• Cash-on-cash: 36.08%
• DSCR: 2.61
• GRM: 4.6

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: 31.8%
• Equity multiple: 2.33×
• Total profit: $20,894
• Equity at exit: $8,335

10-year hold

• IRR: 38.9%
• Equity multiple: 4.62×
• Total profit: $56,713
• Equity at exit: $4,833

Cash invested: $15,652 (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 83274

• Active inventory: 141
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$293
• Tax from tax record: −$15 /mo · $185/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $471

Break-even live

Break-even rent $420

Max offer price $55,900

Occupancy floor 49%

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $55,900 Active 60 DOM
2. 2026-06-18
   days on market $55,900 Active 59 DOM
3. 2026-06-17
   days on market $55,900 Active 58 DOM
4. 2026-06-16
   days on market $55,900 Active 57 DOM
5. 2026-06-15
   days on market $55,900 Active 56 DOM
6. 2026-06-14
   days on market $55,900 Active 54 DOM
7. 2026-06-12
   days on market $55,900 Active 53 DOM
8. 2026-06-09
   days on market $55,900 Active 50 DOM
9. 2026-06-09
   price $55,900 Active 49 DOM
10. 2026-06-08
    days on market $59,900 Active 49 DOM
11. 2026-06-07
    days on market $59,900 Active 48 DOM
12. 2026-06-05
    days on market $59,900 Active 45 DOM
13. 2026-06-03
    days on market $59,900 Active 44 DOM
14. 2026-06-02
    days on market $59,900 Active 43 DOM
15. 2026-06-01
    days on market $59,900 Active 42 DOM
16. 2026-05-31
    days on market $59,900 Active 41 DOM
17. 2026-05-30
    days on market $59,900 Active 40 DOM
18. 2026-05-18
    price $59,900
19. 2026-04-29
    price $64,900
20. 2026-04-20
    listed $69,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $185 · $15/mo
• Projected year-2 tax: $386 · $32/mo
• Expected delta: +$201/yr (+$17/mo · 109.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,188
• − Mortgage interest: −$3,131
• − Property taxes: −$185
• − Insurance: −$280
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$1,626
• Taxable income: $5,017
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $4,443/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: Firth District
• NCES district ID: 1601080
• Math proficiency: 43% ▲ 4.00%
• Reading proficiency: 53% ▲ 10.00%
• Median HH income: $51,630
• Composite: 41.25/100
• National rank: #3527
• State rank: #41 of 92 in ID

Livability — Basalt

• Score: 65/100
• State rank: #120
• US rank: #12838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 520
• Population (ZIP): 11,284

Population outlook (Bingham County) Hauer SSP2

• Today (2025): 42,176 people
• By 2030: 40,396 · -4.2%
• By 2040: 36,693 · -13.0%
• By 2050: 32,485 · -23.0%
• By 2075: 21,927 · -48.0%
• By 2100: 12,716 · -69.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 8% Vietnamese 1%

Political lean MEDSL · Bingham

• 2024 margin: Solid R (+59.6) · D 18.8% · R 78.4% · Other 2.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -45.5pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+55.6 2016: R+48.0 2012: R+54.6 2008: R+45.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.20%
• Current HPI: 272.7901
• 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

-14.3% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $59,900 SRMLS
• 2026-04-29 Price Changed $64,900 SRMLS
• 2026-04-20 Listed $69,900 SRMLS

Property tax history

-2.9%/yr

Latest (2025): $185 · +17.6% YoY. Source: county tax records.