411 N Almon St #223 #223 · Moscow, ID 83843

$132,000

3 bd · 2.0 ba · 1,329 sqft · Manufactured · 53 Days on market

Built 1987 Good condition Est $104k · 27% over

---

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).

• Cash flow +16.1/30.0
• DSCR +5.0/10.0
• Rent growth +4.8/5.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• Livability +4.4/5.0
• Condition / age +3.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this well cared-for 3 bedroom, 2 bathroom home that offers comfort, style, and a functional layout. Enjoy the inviting covered front porch and a spacious, fully fenced yard. Inside, the open floor plan features vaulted ceilings, an updated kitchen that includes a tile backsplash, new flooring, ample counter space, and abundant storage, adjoining the spacious dining area perfect for everyday living. The primary bedroom offers double closets and a private full bath. Recent updates include a new furnace and newer water heater for added peace of mind. Step outside to a covered deck ideal for relaxing or gatherings. Additional highlights include great parking and two storage sheds for

Key facts

• Covered front porch
• Ample counter space
• New flooring

Tags

• COVERED FRONT PORCH
• FULLY FENCED YARD
• UPDATED KITCHEN
• TILE BACKSPLASH
• NEW FLOORING
• AMPLE COUNTER SPACE

Property features AI

Exterior

• Parking: Carport
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1987
• Construction: Composition roof; Crawl space foundation
• Exterior features: Full wood fencing; Covered patio/deck; Storage shed; Paved road access; Small lot

Interior

• Kitchen: Dishwasher; Freestanding oven/range; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom on the main level; Walk-in closet
• Laundry & utility: Utility room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $132k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $67 ($806/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (6.1% below list).
• Recommended offer: $124k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 1.1% in Moscow — 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 87/100 on livability (#2 in ID, #273 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: employment F.
• Moscow District (town): math 47% / reading 67% proficiency, ranked #17 of 92 in ID (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Park Elementary School (173 students, 44% FRL); Moscow High School (math 47% / reading 77%, grade B-, #16 of 169 statewide, top 10%, 769 students, 16% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising fast (+9.0%/yr); 166 active listings in the ZIP; 199 units permitted in Latah County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $913 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Latah County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $123,974 (6.1% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 0.94% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $103,662
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 N Almon #4020	0.14mi	3/2.0	1,404 (+6%)	4mo	$145,000	$103	81
609 N Almon #4012	0.17mi	3/2.0	1,404 (+6%)	6mo	$140,000	$100	78
411 N Almon #300	0.26mi	3/2.0	1,344 (+1%)	12mo	$79,000	$59	76
605 N Almon St #11	0.10mi	3/2.0	1,173 (-12%)	5mo	$150,000	$128	71
605 N Almon St #44 #44	0.15mi	3/2.0	1,152 (-13%)	1mo	$75,000	$65	70
609 N Almon #4038 #4038	0.18mi	2/2.0 (-1)	1,215 (-9%)	7mo	$119,000	$98	67
609 N Almon #4028	0.17mi	3/2.0	1,468 (+10%)	10mo	$115,000	$78	66
609 N Almon St #4001 St	0.14mi	3/2.0	1,512 (+14%)	14mo	$99,000	$65	59
411 N Almon #414 #414	0.26mi	3/2.0	1,512 (+14%)	9mo	$104,900	$69	58
411 Almon #619	0.16mi	2/2.0 (-1)	1,134 (-15%)	8mo	$120,000	$106	56
609 N Almon Street #3011 Spc 3011	0.17mi	3/2.0	1,512 (+14%)	16mo	$75,000	$50	56
609 N Almon #4008 #4008	0.18mi	2/2.0 (-1)	1,144 (-14%)	16mo	$77,500	$68	50

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.71×
• Total profit: $-10,541
• Equity at exit: $19,682

10-year hold

• IRR: 7.6%
• Equity multiple: 1.71×
• Total profit: $26,226
• Equity at exit: $11,413

Cash invested: $36,960 (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 83843

• Rents YoY: 9.0%
• Active inventory: 166
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$692
• Tax est. 1.5%: −$165 /mo · $1,980/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $67

Break-even live

Break-even rent $1,155

Max offer price $132,000

Occupancy floor 90%

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $132,000 Active 53 DOM
2. 2026-06-18
   days on market $132,000 Active 52 DOM
3. 2026-06-17
   days on market $132,000 Active 51 DOM
4. 2026-06-16
   days on market $132,000 Active 50 DOM
5. 2026-06-15
   days on market $132,000 Active 49 DOM
6. 2026-06-14
   days on market $132,000 Active 47 DOM
7. 2026-06-12
   days on market $132,000 Active 46 DOM
8. 2026-06-09
   days on market $132,000 Active 43 DOM
9. 2026-06-08
   days on market $132,000 Active 42 DOM
10. 2026-06-07
    days on market $132,000 Active 41 DOM
11. 2026-06-07
    days on market $132,000 Active 40 DOM
12. 2026-06-02
    days on market $132,000 Active 36 DOM
13. 2026-06-01
    days on market $132,000 Active 35 DOM
14. 2026-05-31
    days on market $132,000 Active 34 DOM
15. 2026-05-30
    days on market $132,000 Active 33 DOM
16. 2026-04-27
    listed $140,000 Active

ⓘ 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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,877
• − Mortgage interest: −$7,394
• − Property taxes: −$1,980
• − Insurance: −$660
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,840
• Taxable loss: −$1,377
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $1,137/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 well-maintained 3-bedroom, 2-bathroom home offers a good condition with recent updates and a functional layout. It is ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and can increase both resale and rental value
• Both Replace outdoor lighting — Improves safety and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace outdoor lighting — Improves safety and enhances curb appeal ↑

ⓘ 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: Moscow District
• NCES district ID: 1602220
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 67% ▼ -1.00%
• Median HH income: $35,830
• Composite: 47.16/100
• National rank: #2325
• State rank: #17 of 92 in ID

Livability — Moscow

• Score: 87/100
• State rank: #2
• US rank: #273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moscow, ID
• County: Latah County · 26,591 people
• City population: 26,591
• Metro: Moscow, ID
• Population (ZIP): 26,591
• Household income: $59,444
• Rent vs Own: 53.2% rent · 46.8% own
• Severe rent burden: 1820.0

Population outlook (Latah County) Hauer SSP2

• Today (2025): 43,011 people
• By 2030: 45,407 · +5.6%
• By 2040: 50,095 · +16.5%
• By 2050: 55,480 · +29.0%
• By 2075: 71,675 · +66.6%
• By 2100: 88,307 · +105.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 5% Asian 3% Black 1%
• Common ancestry: Portuguese 4% Slovak 3% Italian 2%
• Foreign-born: 5% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Latah

• 2024 margin: Lean R (+8.0) · D 44.2% · R 52.2% · Other 3.6%
• 2008→2024 swing: -14.8pp toward R · 2008: 6.8pp · 2024: -8.0pp
• All cycles: 2024: R+8.0 2020: D+3.7 2016: D+4.6 2012: D+4.3 2008: D+6.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -217.31%
• Current HPI: 184.9851
• Rent YoY: ▲ 9.04%
• Metro: Moscow, 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

1 event — show timeline

• 2026-04-27 Listed $140,000 IMLS