128 Mountain View Dr · Mountain Home, ID 83647

$239,900

2 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 9 Days on market

Built 1951 6,098 sqft lot Est $274k · 12% under

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Why this score? — see what drove the D 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).

• ARV discount +13.0/15.0
• Cash flow +10.1/30.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bdrm, 1 bath, + bonus room. Original hardwood floors. Automatic sprinkler system. All appliances. 2 sheds in backyard. Patio and mud room.

Key facts

• Hardwood flooring
• Off-street parking
• Corner lot

Tags

• HARDWOOD FLOORING
• CONCRETE KITCHEN COUNTERTOPS
• DEDICATED LAUNDRY ROOM
• OFF-STREET PARKING
• CORNER LOT
• OUTDOOR LIVING

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: City water service; Sewer connected
• Home design: Single-family residence; Built in 1951
• Construction: Stucco exterior; Composition roof; Crawl space foundation
• Exterior features: Partial wood and wire fencing; Garden; Sidewalks; Manual sprinkler system; Corner lot; Chickens allowed; Storage shed

Interior

• Kitchen: Kitchen on main level (approx. 9 x 9); Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms — all on the main level (Primary ~11 x 12; Bedroom 2 ~11 x 11; Bedroom 3 ~10 x 9)
• Flooring: Hardwood; Vinyl sheet
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating (natural gas); No central air listed
• Interior features: Great room; Laminate countertops; Master bedroom on main level; Utility room on main level (approx. 6 x 11)
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (32.2% below list).
• Recommended offer: $163k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.0% in Mountain Home — 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 76/100 on livability (#26 in ID, #3,741 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Mountain Home District (town): math 28% / reading 44% proficiency, ranked #78 of 92 in ID (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Elementary School (math 47% / reading 57%, grade C-, #130 of 357 statewide, top 38%, 456 students, 51% FRL); Hacker Middle School (math 24% / reading 40%, grade F, #90 of 109 statewide, top 84%, 552 students, 45% FRL); Mountain Home Sr High School (math 21% / reading 44%, grade F, #117 of 169 statewide, top 70%, 960 students, 33% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 355 active listings in the ZIP; 129 units permitted in Elmore County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Elmore County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 17y 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

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,662 (32.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.68% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $273,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 N 3rd E	0.08mi	3/1.5 (+1)	1,106 (-5%)	2mo	$289,900	$262	79
416 N 4th West	0.28mi	3/1.0 (+1)	1,166 (+0%)	3mo	$240,000	$206	79
835 N 8th E	0.34mi	2/2.0	1,150 (-1%)	2mo	$270,000	$235	77
435 N 9th East	0.38mi	3/1.0 (+1)	1,200 (+3%)	1mo	$319,000	$266	72
420 Oak Ct	0.34mi	3/2.0 (+1)	1,276 (+10%)	4mo	$299,990	$235	56
285 E 14th North	0.68mi	3/2.0 (+1)	1,176 (+1%)	6mo	$285,000	$242	53
410 Chestnut St	0.44mi	3/2.0 (+1)	1,293 (+11%)	1mo	$255,000	$197	52
125 S 12th East	0.66mi	2/1.0	1,079 (-7%)	8mo	$129,900	$120	51
1280 N 3 E	0.62mi	3/1.0 (+1)	1,059 (-9%)	8mo	$285,000	$269	45
1305 N 2nd E	0.67mi	3/1.0 (+1)	1,000 (-14%)	1mo	$180,000	$180	40
835 N 10th	0.47mi	3/2.0 (+1)	994 (-15%)	6mo	$192,500	$194	40
945 N 11th East	0.55mi	3/1.5 (+1)	1,332 (+14%)	5mo	$250,000	$188	39

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 · 6.23% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.37×
• Total profit: $-42,572
• Equity at exit: $35,770

10-year hold

• IRR: -5.2%
• Equity multiple: 0.62×
• Total profit: $-25,253
• Equity at exit: $20,742

Cash invested: $67,172 (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 83647

• Home prices YoY: -31.4%
• Rents YoY: 6.2%
• Active inventory: 355
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-142

Break-even live

Break-even rent $1,806

Max offer price $214,833

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-74	+0% $-142	+5% $-210	+10% $-278
Rent	-10% $-270	-5% $-206	+0% $-142	+5% $-78	+10% $-13
Rate	-1.0pp $-21	-0.5pp $-81	base $-142	+0.5pp $-204	+1.0pp $-267

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-17
   status Pending
2. 2026-05-08
   listed $239,900 Active
3. 2026-01-28
   listed $250,000 Active 140-char remark

   Show marketing remark (140 chars)

   2 bdrm, 1 bath, + bonus room. Original hardwood floors. Automatic sprinkler system. All appliances. 2 sheds in backyard. Patio and mud room.

4. 2019-02-04
   soldstatus Sold
5. 2019-02-04
   soldstatus
6. 2019-01-07
   status Pending
7. 2018-12-31
   status Active
8. 2018-12-27
   status Pending
9. 2018-11-12
   listed $89,900 Active
10. 2010-04-09
    listed $36,000
11. 2009-11-27
    listed $49,900

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$828/yr (+$69/mo · 100.2%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,519
• − Mortgage interest: −$13,438
• − Property taxes: −$827
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$6,979
• Taxable loss: −$6,047
• Est. tax savings @ 24.0%: +$1,451
• After-tax cash flow: $-251/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: Mountain Home District
• NCES district ID: 1602250
• Math proficiency: 28% ▼ -5.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $44,262
• Composite: 30.57/100
• National rank: #6203
• State rank: #78 of 92 in ID

Livability — Mountain Home

• Score: 76/100
• State rank: #26
• US rank: #3741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Home, ID
• County: Elmore County · 22,952 people
• City population: 22,952
• Metro: Mountain Home, ID
• Population (ZIP): 22,952
• Household income: $63,760
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 317.0

Population outlook (Elmore County) Hauer SSP2

• Today (2025): 22,644 people
• By 2030: 21,112 · -6.8%
• By 2040: 17,768 · -21.5%
• By 2050: 14,629 · -35.4%
• By 2075: 9,144 · -59.6%
• By 2100: 6,006 · -73.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 13% Asian 3% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 4% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 10% · Canada
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 2% Chinese 1%

Political lean MEDSL · Elmore

• 2024 margin: Solid R (+48.5) · D 24.5% · R 73.0% · Other 2.5%
• 2008→2024 swing: -12.1pp toward R · 2008: -36.4pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+45.5 2016: R+47.0 2012: R+33.9 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.42%
• Current HPI: 236.3087
• Rent YoY: ▲ 6.23%
• Metro: Mountain Home, 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

+380.8% since first listed

11 events — show timeline

• 2026-05-17 Pending — IMLS
• 2026-05-08 Listed $239,900 IMLS
• 2026-01-28 Listed $250,000 Fizber.com
• 2019-02-04 Sold (Public Records) — Public Records
• 2019-02-04 Sold (MLS) — IMLS
• 2019-01-07 Pending — IMLS
• 2018-12-31 Relisted — IMLS
• 2018-12-27 Pending — IMLS
• 2018-11-12 Listed $89,900 IMLS
• 2010-04-09 Listed $36,000 IMLS
• 2009-11-27 Listed $49,900 IMLS

Property tax history

-3.9%/yr

Latest (2025): $827 · -37.2% YoY. Source: county tax records.