245 W 9th · Mountain Home, ID 83647

$45,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 43 Days on market

Built 1994 Est $89k · 50% under ↓ 6% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 1994 manufactured home located in Eagle Wing Mobile Home Park in Mountain Home! This 2-bedroom, 1-bath home offers comfortable, affordable living with a functional layout and inviting living spaces. Enjoy year-round comfort with central heating and air conditioning, making this home a great fit for all seasons. The layout is designed for easy everyday living, with practical use of space throughout. A concrete parking pad provides convenient off-street parking with durability and low maintenance. A great opportunity for affordable, low-maintenance living in a welcoming community! Cash or chattel loan accepted. Park requires a 12-month lot lease. Lot rent is $6

Key facts

• Built 1994
• Listed 42 days

Property features AI

Finance

• Other: Located in Mtn Home-Elmore area; subdivision not applicable
• Financial info: Annual taxes noted (not included in detail extraction)

Exterior

• Home design: Mobile/manufactured home on a rented lot; Built in 1994
• Construction: Manufactured home construction
• Exterior features: Small lot (approx. 5,999 sq ft)

Interior

• Bedrooms: 2 bedrooms, both on the main level
• Bathrooms: 1 bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Main-level living spaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.7% vs local median 3.1% 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: Mountain Home Sr High School (math 21% / reading 44%, grade F, #117 of 169 statewide, top 70%, 960 students, 33% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 347 active listings in the ZIP; 129 units permitted in Elmore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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. 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.
4. 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.
5. 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: 3.29% ✓
• Cap rate: 29.72%
• Cash-on-cash: 83.67%
• DSCR: 4.72
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $89,376
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
370 W 12th South #31	0.31mi	2/1.0	746 (-5%)	11mo	$85,000	$114	68
370 W 12th S #28	0.31mi	3/2.0 (+1)	880 (+12%)	16mo	$90,000	$102	43

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: 87.6%
• Equity multiple: 5.26×
• Total profit: $53,641
• Equity at exit: $6,710

10-year hold

• IRR: 91.4%
• Equity multiple: 12.16×
• Total profit: $140,579
• Equity at exit: $3,891

Cash invested: $12,600 (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: 347
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $879

Break-even live

Break-even rent $368

Max offer price $45,000

Occupancy floor 36%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $45,000 Active 43 DOM
2. 2026-06-18
   days on market $45,000 Active 42 DOM
3. 2026-06-17
   days on market $45,000 Active 41 DOM
4. 2026-06-16
   days on market $45,000 Active 40 DOM
5. 2026-06-15
   days on market $45,000 Active 39 DOM
6. 2026-06-14
   days on market $45,000 Active 37 DOM
7. 2026-06-12
   days on market $45,000 Active 36 DOM
8. 2026-06-09
   days on market $45,000 Active 33 DOM
9. 2026-06-08
   days on market $45,000 Active 32 DOM
10. 2026-06-07
    days on market $45,000 Active 31 DOM
11. 2026-06-07
    days on market $45,000 Active 30 DOM
12. 2026-06-04
    days on market $45,000 Active 27 DOM
13. 2026-06-02
    days on market $45,000 Active 26 DOM
14. 2026-06-01
    days on market $45,000 Active 25 DOM
15. 2026-05-31
    days on market $45,000 Active 24 DOM
16. 2026-05-31
    days on market $45,000 Active 23 DOM
17. 2026-05-15
    price $45,000
18. 2026-05-07
    listed $48,000 Active

ⓘ 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: $431 · $36/mo
• Projected year-2 tax: $431 · $36/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,760
• − Mortgage interest: −$2,521
• − Property taxes: −$431
• − Insurance: −$225
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$1,309
• Taxable income: $10,433
• Est. tax owed @ 24.0%: −$2,504
• After-tax cash flow: $8,039/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

-6.2% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $45,000 IMLS
• 2026-05-07 Listed $48,000 IMLS