2701 N Alder Dr #7 · Fruitland, ID 83619

$79,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 151 Days on market

Built 1993 Est $67k · 19% over

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

Listing remarks MLS

This cute 2 bedroom 1 bath mobile home in 55+ park is ready to move in. Well cared for and immaculate open floor plan. Covered deck, ramp and shed. Located on the bus line. Easy access to shopping. 55+ mobile park. Lot rent of $420 covers water, trash and sewer. 1 Small pet acceptable.

Key facts

• Updated pex plumbing
• New water heater
• Refreshed windows

Tags

• NEW HVAC SYSTEM
• NEW WATER HEATER
• UPDATED PEX PLUMBING
• REFRESHED WINDOWS
• FRESH EXTERIOR PAINT
• DEDICATED LAUNDRY AREA

Property features AI

Exterior

• Parking: Carport (1 covered space); Finished driveway
• Utilities: City water service; Sewer connected; Cable connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1993
• Construction: HardiPlank-type siding; Accessible approach with ramp
• Exterior features: Metal roof; Paved road access

Interior

• Kitchen: Oven/Range (freestanding); Refrigerator; Disposal
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Master bath; Pantry; Accessible approach with ramp
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 2.9% 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 Middle School (math 34% / reading 52%, grade D-, #62 of 109 statewide, top 58%, 510 students, 39% FRL); Fruitland High School (math 27% / reading 62%, grade F, #61 of 169 statewide, top 41%, 542 students, 25% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 111 active listings in the ZIP; 1 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 $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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: 1.67% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.05%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $66,640
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3100 Alden Rd #25 Rd	0.34mi	2/1.0	840 (+7%)	8mo	$84,900	$101	65
3100 Alden Rd #29 #29	0.33mi	2/1.0	728 (-7%)	12mo	$62,000	$85	62
3100 Alden Rd Trlr. 12 Rd	0.34mi	2/1.0	728 (-7%)	15mo	$55,000	$76	60
2750 Alden Rd #21	0.12mi	3/2.0 (+1)	875 (+12%)	14mo	$73,500	$84	54

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: 21.0%
• Equity multiple: 1.86×
• Total profit: $18,978
• Equity at exit: $11,779

10-year hold

• IRR: 29.2%
• Equity multiple: 3.60×
• Total profit: $57,502
• Equity at exit: $6,830

Cash invested: $22,120 (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: 111
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $499

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 57%

Sensitivity live

Price	-10% $553	-5% $526	+0% $499	+5% $471	+10% $444
Rent	-10% $394	-5% $446	+0% $499	+5% $551	+10% $603
Rate	-1.0pp $538	-0.5pp $519	base $499	+0.5pp $478	+1.0pp $457

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1241 NE 3rd Ave Ontario, OR	2.0	1.5	1067	$1,006	$0.94	4d	1	1.12mi

Listing history 22 events

1. 2026-06-21
   days on market $79,000 Active 151 DOM
2. 2026-06-18
   days on market $79,000 Active 148 DOM
3. 2026-06-17
   days on market $79,000 Active 147 DOM
4. 2026-06-16
   days on market $79,000 Active 146 DOM
5. 2026-06-15
   days on market $79,000 Active 145 DOM
6. 2026-06-13
   days on market $79,000 Active 143 DOM
7. 2026-06-13
   days on market $79,000 Active 142 DOM
8. 2026-06-10
   days on market $79,000 Active 140 DOM
9. 2026-06-09
   days on market $79,000 Active 139 DOM
10. 2026-06-08
    days on market $79,000 Active 138 DOM
11. 2026-06-07
    days on market $79,000 Active 137 DOM
12. 2026-06-05
    days on market $79,000 Active 134 DOM
13. 2026-06-03
    days on market $79,000 Active 133 DOM
14. 2026-06-03
    days on market $79,000 Active 132 DOM
15. 2026-06-01
    days on market $79,000 Active 131 DOM
16. 2026-05-31
    days on market $79,000 Active 130 DOM
17. 2026-05-20
    price $79,000
18. 2026-01-21
    listed $79,500 Active
19. 2023-03-17
    soldstatus Sold 286-char remark

    Show marketing remark (286 chars)

    This cute 2 bedroom 1 bath mobile home in 55+ park is ready to move in. Well cared for and immaculate open floor plan. Covered deck, ramp and shed. Located on the bus line. Easy access to shopping. 55+ mobile park. Lot rent of $420 covers water, trash and sewer. 1 Small pet acceptable.

20. 2023-03-07
    status Pending 286-char remark

    Show marketing remark (286 chars)

    This cute 2 bedroom 1 bath mobile home in 55+ park is ready to move in. Well cared for and immaculate open floor plan. Covered deck, ramp and shed. Located on the bus line. Easy access to shopping. 55+ mobile park. Lot rent of $420 covers water, trash and sewer. 1 Small pet acceptable.

21. 2022-12-02
    price $69,500 286-char remark

    Show marketing remark (286 chars)

    This cute 2 bedroom 1 bath mobile home in 55+ park is ready to move in. Well cared for and immaculate open floor plan. Covered deck, ramp and shed. Located on the bus line. Easy access to shopping. 55+ mobile park. Lot rent of $420 covers water, trash and sewer. 1 Small pet acceptable.

22. 2022-10-11
    listed $75,000 Active 286-char remark

    Show marketing remark (286 chars)

    This cute 2 bedroom 1 bath mobile home in 55+ park is ready to move in. Well cared for and immaculate open floor plan. Covered deck, ramp and shed. Located on the bus line. Easy access to shopping. 55+ mobile park. Lot rent of $420 covers water, trash and sewer. 1 Small pet acceptable.

ⓘ 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 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: $15,867
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$2,298
• Taxable income: $5,025
• Est. tax owed @ 24.0%: −$1,206
• After-tax cash flow: $4,778/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

+5.3% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $79,000 IMLS
• 2026-01-21 Listed $79,500 IMLS
• 2023-03-17 Sold (MLS) — IMLS
• 2023-03-07 Pending — IMLS
• 2022-12-02 Price Changed $69,500 IMLS
• 2022-10-11 Listed $75,000 IMLS