10601 N Horseshoe Bend Rd #71 · Eagle, ID 83714

$65,000

2 bd · 2.0 ba · 938 sqft · Manufactured · 35 Days on market

Built 1993 Good condition Est $54k · 19% over ↓ 3% 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
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to your newly remodeled 2 bed 2 bath mobile home nestled in a vibrant all-age mobile home community. This charming property offers a modern interior with new flooring, fresh paint, new a/c, furnace, doors and windows creating a warm inviting atmosphere. Enjoy the convenience of being just moments away from a wealth of amenities in the thriving communities of Eagle and Boise. The home can be moved 1 more time. Lot rent is $945 + water + sewer. Seller offering credit for 3 months lot rent, remodel finishes, or moving.

Key facts

• Peaceful oasis
• Recently updated
• Boat and rv storage

Tags

• PEACEFUL OASIS
• RECENTLY UPDATED
• BOAT AND RV STORAGE
• CLOSE TO EVERYTHING EAGLE

Property features AI

Finance

• HOA & community: Association fees collected annually

Exterior

• Utilities: City water service; Sewer connected
• Home design: Mobile/Manufactured home on a rented lot; Built in 1993
• Construction: Composition roof; Built in 1993
• Exterior features: Composition roof; Garden

Interior

• Kitchen: Dishwasher; Breakfast bar
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Master bedroom on main level; Breakfast bar
• Laundry & utility: Washer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.4% vs local median 1.1% in Eagle — 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 78/100 on livability (#18 in ID, #2,702 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, commute F, cost of living 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.99% ✓
• Cap rate: 26.38%
• Cash-on-cash: 71.73%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $54,404
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10601 N Horseshoe Bend Rd #53	0.08mi	2/1.0	896 (-4%)	6mo	$52,000	$58	80
10601 N Horseshoe Bend Rd, Sp #40 #40	0.08mi	2/1.0	960 (+2%)	15mo	$67,500	$70	76
10601 N Horseshoe Bend Rd #33	0.08mi	2/1.0	840 (-10%)	21mo	$13,000	$15	57

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 73.5%
• Equity multiple: 4.43×
• Total profit: $62,510
• Equity at exit: $9,692

10-year hold

• IRR: 77.8%
• Equity multiple: 9.77×
• Total profit: $159,665
• Equity at exit: $5,620

Cash invested: $18,200 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $1,088

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,133	-5% $1,110	+0% $1,088	+5% $1,065	+10% $1,043
Rent	-10% $934	-5% $1,011	+0% $1,088	+5% $1,165	+10% $1,242
Rate	-1.0pp $1,121	-0.5pp $1,104	base $1,088	+0.5pp $1,071	+1.0pp $1,054

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
338 S Edgewood Ln Eagle, ID	1.0–3.0	1.0–2.5	1237	$1,900	$1.54	3d	13	1.12mi
2411 E Riverside Dr Eagle, ID	1.0–2.0	1.0–2.0	943	$2,100	$2.23	3d	7	1.25mi

Listing history 27 events

1. 2026-06-19
   price $65,000 Active 35 DOM
2. 2026-06-18
   days on market $66,000 Active 35 DOM
3. 2026-06-17
   days on market $66,000 Active 34 DOM
4. 2026-06-16
   days on market $66,000 Active 33 DOM
5. 2026-06-15
   days on market $66,000 Active 32 DOM
6. 2026-06-13
   days on market $66,000 Active 30 DOM
7. 2026-06-10
   days on market $66,000 Active 27 DOM
8. 2026-06-09
   pricedays on market $66,000 Active 26 DOM
9. 2026-06-08
   days on market $68,000 Active 25 DOM
10. 2026-06-07
    days on market $68,000 Active 24 DOM
11. 2026-06-05
    remarks 559-char remark
12. 2026-06-05
    pricedays on market $68,000 Active 21 DOM
13. 2026-06-03
    days on market $73,000 Active 20 DOM
14. 2026-06-03
    days on market $73,000 Active 19 DOM
15. 2026-06-01
    days on market $73,000 Active 18 DOM
16. 2026-05-31
    days on market $73,000 Active 17 DOM
17. 2026-05-22
    price $73,000
18. 2026-05-14
    listed $75,000 Active
19. 2024-09-30
    soldstatus Sold 534-char remark

    Show marketing remark (534 chars)

    Welcome home to your newly remodeled 2 bed 2 bath mobile home nestled in a vibrant all-age mobile home community. This charming property offers a modern interior with new flooring, fresh paint, new a/c, furnace, doors and windows creating a warm inviting atmosphere. Enjoy the convenience of being just moments away from a wealth of amenities in the thriving communities of Eagle and Boise. The home can be moved 1 more time. Lot rent is $945 + water + sewer. Seller offering credit for 3 months lot rent, remodel finishes, or moving.

20. 2024-08-23
    status Pending 534-char remark

    Show marketing remark (534 chars)

    Welcome home to your newly remodeled 2 bed 2 bath mobile home nestled in a vibrant all-age mobile home community. This charming property offers a modern interior with new flooring, fresh paint, new a/c, furnace, doors and windows creating a warm inviting atmosphere. Enjoy the convenience of being just moments away from a wealth of amenities in the thriving communities of Eagle and Boise. The home can be moved 1 more time. Lot rent is $945 + water + sewer. Seller offering credit for 3 months lot rent, remodel finishes, or moving.

21. 2024-07-31
    price $58,500 534-char remark

    Show marketing remark (534 chars)

    Welcome home to your newly remodeled 2 bed 2 bath mobile home nestled in a vibrant all-age mobile home community. This charming property offers a modern interior with new flooring, fresh paint, new a/c, furnace, doors and windows creating a warm inviting atmosphere. Enjoy the convenience of being just moments away from a wealth of amenities in the thriving communities of Eagle and Boise. The home can be moved 1 more time. Lot rent is $945 + water + sewer. Seller offering credit for 3 months lot rent, remodel finishes, or moving.

22. 2024-06-28
    price $59,900 534-char remark

    Show marketing remark (534 chars)

    Welcome home to your newly remodeled 2 bed 2 bath mobile home nestled in a vibrant all-age mobile home community. This charming property offers a modern interior with new flooring, fresh paint, new a/c, furnace, doors and windows creating a warm inviting atmosphere. Enjoy the convenience of being just moments away from a wealth of amenities in the thriving communities of Eagle and Boise. The home can be moved 1 more time. Lot rent is $945 + water + sewer. Seller offering credit for 3 months lot rent, remodel finishes, or moving.

23. 2024-05-29
    price $62,500 534-char remark

    Show marketing remark (534 chars)

    Welcome home to your newly remodeled 2 bed 2 bath mobile home nestled in a vibrant all-age mobile home community. This charming property offers a modern interior with new flooring, fresh paint, new a/c, furnace, doors and windows creating a warm inviting atmosphere. Enjoy the convenience of being just moments away from a wealth of amenities in the thriving communities of Eagle and Boise. The home can be moved 1 more time. Lot rent is $945 + water + sewer. Seller offering credit for 3 months lot rent, remodel finishes, or moving.

24. 2024-04-27
    price $65,000 534-char remark

    Show marketing remark (534 chars)

    Welcome home to your newly remodeled 2 bed 2 bath mobile home nestled in a vibrant all-age mobile home community. This charming property offers a modern interior with new flooring, fresh paint, new a/c, furnace, doors and windows creating a warm inviting atmosphere. Enjoy the convenience of being just moments away from a wealth of amenities in the thriving communities of Eagle and Boise. The home can be moved 1 more time. Lot rent is $945 + water + sewer. Seller offering credit for 3 months lot rent, remodel finishes, or moving.

25. 2024-02-29
    price $68,000 534-char remark

    Show marketing remark (534 chars)

    Welcome home to your newly remodeled 2 bed 2 bath mobile home nestled in a vibrant all-age mobile home community. This charming property offers a modern interior with new flooring, fresh paint, new a/c, furnace, doors and windows creating a warm inviting atmosphere. Enjoy the convenience of being just moments away from a wealth of amenities in the thriving communities of Eagle and Boise. The home can be moved 1 more time. Lot rent is $945 + water + sewer. Seller offering credit for 3 months lot rent, remodel finishes, or moving.

26. 2024-02-08
    price $70,000 534-char remark

    Show marketing remark (534 chars)

    Welcome home to your newly remodeled 2 bed 2 bath mobile home nestled in a vibrant all-age mobile home community. This charming property offers a modern interior with new flooring, fresh paint, new a/c, furnace, doors and windows creating a warm inviting atmosphere. Enjoy the convenience of being just moments away from a wealth of amenities in the thriving communities of Eagle and Boise. The home can be moved 1 more time. Lot rent is $945 + water + sewer. Seller offering credit for 3 months lot rent, remodel finishes, or moving.

27. 2024-01-15
    listed $75,000 Active 534-char remark

    Show marketing remark (534 chars)

    Welcome home to your newly remodeled 2 bed 2 bath mobile home nestled in a vibrant all-age mobile home community. This charming property offers a modern interior with new flooring, fresh paint, new a/c, furnace, doors and windows creating a warm inviting atmosphere. Enjoy the convenience of being just moments away from a wealth of amenities in the thriving communities of Eagle and Boise. The home can be moved 1 more time. Lot rent is $945 + water + sewer. Seller offering credit for 3 months lot rent, remodel finishes, or moving.

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,347
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$1,891
• Taxable income: $12,780
• Est. tax owed @ 24.0%: −$3,067
• After-tax cash flow: $9,987/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 · 12 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with recent updates, making it move-in ready. A fresh coat of paint on the exterior and some minor updates to the front steps and ceiling fans would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Both Replace the front steps — Improves safety and aesthetics
• Both Replace the ceiling fans — Modernizes the space and improves airflow

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace the front steps — Improves safety and aesthetics ↑
• Both Replace the ceiling fans — Modernizes the space and improves airflow ↑

ⓘ 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 — Eagle

• Score: 78/100
• State rank: #18
• US rank: #2702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ada County · 522,161 people
• City population: 35,413
• 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

-2.7% since first listed

11 events — show timeline

• 2026-05-22 Price Changed $73,000 IMLS
• 2026-05-14 Listed $75,000 IMLS
• 2024-09-30 Sold (MLS) — IMLS
• 2024-08-23 Pending — IMLS
• 2024-07-31 Price Changed $58,500 IMLS
• 2024-06-28 Price Changed $59,900 IMLS
• 2024-05-29 Price Changed $62,500 IMLS
• 2024-04-27 Price Changed $65,000 IMLS
• 2024-02-29 Price Changed $68,000 IMLS
• 2024-02-08 Price Changed $70,000 IMLS
• 2024-01-15 Listed $75,000 IMLS