307 & 309 Main St · Culdesac, ID 83524

$80,000

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 9 Days on market

Built 1979 7,187 sqft lot Est $156k · 49% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Appreciation +6.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Two homes, one lot. Nestled in the peaceful little town of Culdesac, this lot offers a unique investment opportunity with 2 manufactured homes on the property. Continue renting both units, live in one and rent out the other, or build a single-family home. There are many options, and this peaceful small town is only a 25-minute drive from the L/C Valley. This versatile property is perfect for investors seeking immediate cash flow or owner-occupants looking for affordable, low-maintenance living. Come take a look today!

Key facts

• Immediate cash flow
• 7,187 sq ft lot
• Built 1979

Tags

• UNIQUE INVESTMENT OPPORTUNITY
• TWO MANUFACTURED HOMES
• IMMEDIATE CASH FLOW

Property features AI

Exterior

• Utilities: City water service; Sewer connected
• Home design: Manufactured on land; Built in 1979
• Construction: Rolled/hot mop roof
• Exterior features: Standard lot (6,000–9,999 SF)

Interior

• Kitchen: Oven/Range (freestanding); Refrigerator
• Bedrooms: 4 bedrooms, all on the main level
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Main-level primary and all bedrooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $80k).

Location & tenants

• Location reads 62/100 on livability (#176 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Culdesac Joint District (rural): math 20% / reading 20% proficiency, ranked #130 of 133 in ID (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 125 units permitted in Nez Perce County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($553 loan paydown + $2k appreciation (2.0% local appreciation)).
• Nez Perce County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.59%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $156,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Phinney	0.40mi	3/2.0 (+1)	960 (+14%)	11mo	$179,000	$186	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.03×
• Total profit: $22,970
• Equity at exit: $31,725

10-year hold

• IRR: 21.1%
• Equity multiple: 3.79×
• Total profit: $62,600
• Equity at exit: $45,815

Cash invested: $22,400 (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 83524

• Home prices YoY: 0.7%
• Active inventory: 11
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $272

Break-even live

Break-even rent $617

Max offer price $80,000

Occupancy floor 67%

Sensitivity live

Price	-10% $318	-5% $295	+0% $272	+5% $250	+10% $227
Rent	-10% $196	-5% $234	+0% $272	+5% $310	+10% $348
Rate	-1.0pp $313	-0.5pp $293	base $272	+0.5pp $252	+1.0pp $231

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $80,000 Active 9 DOM
2. 2026-06-21
   days on market $80,000 Active 8 DOM
3. 2026-06-18
   days on market $80,000 Active 6 DOM
4. 2026-06-17
   days on market $80,000 Active 5 DOM
5. 2026-06-16
   days on market $80,000 Active 4 DOM
6. 2026-06-15
   days on market $80,000 Active 3 DOM
7. 2026-06-12
   remarks 523-char remark
8. 2026-06-12
   listed $80,000 Active 1 DOM

ⓘ 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: $417 · $35/mo
• Projected year-2 tax: $552 · $46/mo
• Expected delta: +$135/yr (+$11/mo · 32.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 70% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 17 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: $11,544
• − Mortgage interest: −$4,481
• − Property taxes: −$417
• − Insurance: −$400
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$2,327
• Taxable income: $2,072
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $2,772/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: Culdesac Joint District
• NCES district ID: 1600870
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $44,873
• Composite: 20.67/100
• National rank: #13754
• State rank: #130 of 133 in ID

Livability — Culdesac

• Score: 62/100
• State rank: #176
• US rank: #16888

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Culdesac, ID
• Population (ZIP): 937

Population outlook (Nez Perce County) Hauer SSP2

• Today (2025): 42,583 people
• By 2030: 43,754 · +2.7%
• By 2040: 45,907 · +7.8%
• By 2050: 47,819 · +12.3%
• By 2075: 53,100 · +24.7%
• By 2100: 55,971 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 10% Two or more races 6% Pacific Islander 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 3%
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Nez Perce

• 2024 margin: Solid R (+38.6) · D 29.4% · R 68.1% · Other 2.5%
• 2008→2024 swing: -20.5pp toward R · 2008: -18.1pp · 2024: -38.6pp
• All cycles: 2024: R+38.6 2020: R+33.6 2016: R+34.1 2012: R+20.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.04%
• Current HPI: 289.3411
• Rent YoY: —
• Metro: —
• 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

• 2026-06-12 Listed $80,000 IMLS

Property tax history

+3.0%/yr

Latest (2025): $417 · +0.5% YoY. Source: county tax records.