2750 Alden #43 · Fruitland, ID 83619

$137,000

3 bd · 2.0 ba · 1,288 sqft · Manufactured · 334 Days on market

Built 2000

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept 2000 Nashua Manufactured home in 55+ community in Fruitland! Master bedroom with walk-in shower and walk-in closet plus two additional bedrooms for guests, office or craft room. Water softener included but not currently hooked up or in use. Well built storage shed in yard. Schedule your appointment today!

Key facts

• Master suite
• Walk-in closet
• Storage shed

Tags

• RIVER RIDGE COMMUNITY
• MASTER SUITE
• WALK-IN CLOSET
• VAULTED CEILINGS
• MATURE LANDSCAPING
• STORAGE SHED

Property features AI

Finance

• Other: Property listed as Mobile/Manufactured on a rented lot
• HOA & community: Located in an active over-55 community

Exterior

• Utilities: City water service; Sewer connected; Gas water heater (natural gas)
• Home design: Mobile/manufactured home on a rented lot; Located in an over-55 community; Built in 2000
• Construction: Wood siding construction; Built in 2000
• Exterior features: Partial wood fencing; Storage shed; Cul-de-sac location; Automatic sprinkler system; Architectural-style roof

Interior

• Kitchen: Breakfast bar; Dishwasher; Microwave; Freestanding oven/range
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Master bedroom on the main level; Split bedroom floor plan; Breakfast bar; Laminate countertops; Utility room on the main level
• Laundry & utility: Utility room on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $137k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $137k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.0% in Fruitland — 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 71/100 on livability (#51 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Fruitland District (town): math 33% / reading 50% proficiency, ranked #60 of 92 in ID (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fruitland Elementary School (math 38% / reading 40%, grade F, #247 of 357 statewide, top 70%, 557 students, 45% FRL); Fruitland High School (math 27% / reading 62%, grade F, #61 of 169 statewide, top 41%, 542 students, 25% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 110 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 230 units permitted in Payette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $947 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 334 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 334 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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $87,584
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2750 Alden Rd #5 #5	0.00mi	3/2.0	1,380 (+7%)	13mo	$69,900	$51	77
3100 Alden Rd Trlr 1 Rd	0.18mi	3/2.0	1,296 (+1%)	23mo	$98,500	$76	71
2750 Alden #23	0.01mi	3/2.0	1,456 (+13%)	8mo	$64,999	$45	71
2750 Alden Road #15 Rd	0.07mi	2/2.0 (-1)	1,170 (-9%)	19mo	$80,000	$68	60
3100 Alden Rd #4 #4	0.18mi	3/2.0	1,110 (-14%)	10mo	$39,900	$36	60
916 Victoria	0.66mi	3/2.0	1,344 (+4%)	2mo	$110,000	$82	60

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-10,362
• Equity at exit: $20,427

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $6,281
• Equity at exit: $11,845

Cash invested: $38,360 (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 83619

• Home prices YoY: -30.4%
• Active inventory: 110
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$718
• Tax est. 1.5%: −$171 /mo · $2,055/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $186

Break-even live

Break-even rent $1,198

Max offer price $137,000

Occupancy floor 82%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Victoria Ave Fruitland, ID	3.0	1.0	1152	$700	$0.61	18d	1	0.66mi
1241 NE 3rd Ave Ontario, OR	2.0	1.5	1067	$1,006	$0.94	2d	1	1.23mi

Listing history 33 events

1. 2026-06-18
   days on market $137,000 Active 334 DOM
2. 2026-06-17
   days on market $137,000 Active 333 DOM
3. 2026-06-16
   days on market $137,000 Active 332 DOM
4. 2026-06-15
   days on market $137,000 Active 331 DOM
5. 2026-06-13
   days on market $137,000 Active 329 DOM
6. 2026-06-13
   days on market $137,000 Active 328 DOM
7. 2026-06-10
   days on market $137,000 Active 326 DOM
8. 2026-06-09
   days on market $137,000 Active 325 DOM
9. 2026-06-08
   days on market $137,000 Active 324 DOM
10. 2026-06-07
    days on market $137,000 Active 323 DOM
11. 2026-06-05
    days on market $137,000 Active 320 DOM
12. 2026-06-03
    days on market $137,000 Active 319 DOM
13. 2026-06-03
    days on market $137,000 Active 318 DOM
14. 2026-06-01
    days on market $137,000 Active 317 DOM
15. 2026-05-31
    days on market $137,000 Active 316 DOM
16. 2026-05-20
    price $137,000
17. 2026-04-20
    price $140,000
18. 2026-03-30
    price $149,500
19. 2026-03-05
    price $145,000
20. 2026-01-22
    price $149,500
21. 2025-09-23
    price $150,200
22. 2025-07-19
    listed $150,000 Active
23. 2024-03-10
    historical
24. 2024-01-10
    listed $124,900 Active
25. 2022-03-31
    soldstatus Sold 316-char remark

    Show marketing remark (316 chars)

    Well kept 2000 Nashua Manufactured home in 55+ community in Fruitland! Master bedroom with walk-in shower and walk-in closet plus two additional bedrooms for guests, office or craft room. Water softener included but not currently hooked up or in use. Well built storage shed in yard. Schedule your appointment today!

26. 2022-02-05
    status Pending 316-char remark

    Show marketing remark (316 chars)

    Well kept 2000 Nashua Manufactured home in 55+ community in Fruitland! Master bedroom with walk-in shower and walk-in closet plus two additional bedrooms for guests, office or craft room. Water softener included but not currently hooked up or in use. Well built storage shed in yard. Schedule your appointment today!

27. 2022-02-03
    listed $99,500 Active 316-char remark

    Show marketing remark (316 chars)

    Well kept 2000 Nashua Manufactured home in 55+ community in Fruitland! Master bedroom with walk-in shower and walk-in closet plus two additional bedrooms for guests, office or craft room. Water softener included but not currently hooked up or in use. Well built storage shed in yard. Schedule your appointment today!

28. 2019-05-15
    historical
29. 2019-04-18
    listed $69,900 Active
30. 2006-07-05
    soldstatus
31. 2006-05-18
    listed $49,000
32. 2005-10-14
    soldstatus
33. 2005-06-08
    listed $40,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,200
• − Mortgage interest: −$7,674
• − Property taxes: −$2,055
• − Insurance: −$685
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$3,985
• Taxable income: $48
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $2,215/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: Fruitland District
• NCES district ID: 1601140
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $47,510
• Composite: 35.43/100
• National rank: #4933
• State rank: #60 of 92 in ID

Livability — Fruitland

• Score: 71/100
• State rank: #51
• US rank: #6760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruitland, ID
• County: Payette County · 19,928 people
• City population: 8,823
• Metro: Ontario, OR-ID
• Population (ZIP): 8,823
• Household income: $66,267
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 211.0

Population outlook (Payette County) Hauer SSP2

• Today (2025): 23,392 people
• By 2030: 23,523 · +0.6%
• By 2040: 23,792 · +1.7%
• By 2050: 24,002 · +2.6%
• By 2075: 25,286 · +8.1%
• By 2100: 26,673 · +14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Scottish 3% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Payette

• 2024 margin: Solid R (+62.9) · D 17.6% · R 80.4% · Other 2.0%
• 2008→2024 swing: -21.4pp toward R · 2008: -41.5pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+59.3 2016: R+59.9 2012: R+44.0 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.19%
• Current HPI: 266.5112
• Rent YoY: —
• Metro: Ontario, OR-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

+242.5% since first listed

18 events — show timeline

• 2026-05-20 Price Changed $137,000 IMLS
• 2026-04-20 Price Changed $140,000 IMLS
• 2026-03-30 Price Changed $149,500 IMLS
• 2026-03-05 Price Changed $145,000 IMLS
• 2026-01-22 Price Changed $149,500 IMLS
• 2025-09-23 Price Changed $150,200 IMLS
• 2025-07-19 Listed $150,000 IMLS
• 2024-03-10 Listing Removed — IMLS
• 2024-01-10 Listed $124,900 IMLS
• 2022-03-31 Sold (MLS) — IMLS
• 2022-02-05 Pending — IMLS
• 2022-02-03 Listed $99,500 IMLS
• 2019-05-15 Listing Removed — IMLS
• 2019-04-18 Listed $69,900 IMLS
• 2006-07-05 Sold (MLS) — IMLS
• 2006-05-18 Listed $49,000 IMLS
• 2005-10-14 Sold (MLS) — IMLS
• 2005-06-08 Listed $40,000 IMLS