723 C St · Plummer, ID 83851

$145,000

2 bd · 1.0 ba · 556 sqft · Manufactured public records · 90 Days on market

Built 1965 6,969 sqft lot $261/sqft · 18% above area

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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).

• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• Schools +1.3/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Here is your chance to own a nice home in a great location! This property is zoned Commercial and Residential! This 1965 Mobile home has been redone inside and out! Inside you will find 2 bedroom and 1 large bathroom with a large jetted tub. There also is a large dinning room, separate laundry room along with a bonus room for even more space!! Out side in the front yard you will see a large water fountain that has 4 waterfall features. In the back yard there is a small storage shed . Make this your home or Start a business with great Highway 5 frontage. 40 minutes to Coeur D' Alene and 30 minutes to St.Maries Idaho.

Key facts

• Large dining room
• Zoned residential
• Large jetted tub

Tags

• ZONED COMMERCIAL
• ZONED RESIDENTIAL
• LARGE JETTED TUB
• LARGE DINING ROOM
• SEPARATE LAUNDRY ROOM
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (35.6% below list).
• Recommended offer: $93k (35.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#13 in ID, #1,504 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: schools F, amenities F.
• Plummer-Worley Joint District (rural): math 6% / reading 15% proficiency, ranked #132 of 133 in ID (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 69 active listings in the ZIP; 52 units permitted in Benewah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (9.3% local appreciation)).
• Benewah County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 8y 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: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,315 (35.6% 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. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.83%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

• ARV (median comp): $309,097
• List price: $145,000
• Delta: -53.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

9.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.36×
• Total profit: $55,329
• Equity at exit: $123,408

10-year hold

• IRR: 16.3%
• Equity multiple: 5.30×
• Total profit: $174,692
• Equity at exit: $258,809

Cash invested: $40,600 (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 83851

• Home prices YoY: 4.2%
• Active inventory: 69
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-265

Break-even live

Break-even rent $1,268

Max offer price $106,672

Occupancy floor —

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $145,000 Active 90 DOM
2. 2026-06-18
   days on market $145,000 Active 89 DOM
3. 2026-06-17
   days on market $145,000 Active 88 DOM
4. 2026-06-16
   days on market $145,000 Active 87 DOM
5. 2026-06-15
   days on market $145,000 Active 86 DOM
6. 2026-06-14
   days on market $145,000 Active 84 DOM
7. 2026-06-13
   days on market $145,000 Active 83 DOM
8. 2026-06-10
   days on market $145,000 Active 81 DOM
9. 2026-06-09
   days on market $145,000 Active 80 DOM
10. 2026-06-08
    days on market $145,000 Active 79 DOM
11. 2026-06-07
    days on market $145,000 Active 78 DOM
12. 2026-06-05
    days on market $145,000 Active 75 DOM
13. 2026-06-02
    days on market $145,000 Active 73 DOM
14. 2026-06-01
    days on market $145,000 Active 72 DOM
15. 2026-05-31
    days on market $145,000 Active 71 DOM
16. 2026-05-30
    days on market $145,000 Active 70 DOM
17. 2026-05-11
    status Active 623-char remark

    Show marketing remark (623 chars)

    Here is your chance to own a nice home in a great location! This property is zoned Commercial and Residential! This 1965 Mobile home has been redone inside and out! Inside you will find 2 bedroom and 1 large bathroom with a large jetted tub. There also is a large dinning room, separate laundry room along with a bonus room for even more space!! Out side in the front yard you will see a large water fountain that has 4 waterfall features. In the back yard there is a small storage shed . Make this your home or Start a business with great Highway 5 frontage. 40 minutes to Coeur D' Alene and 30 minutes to St.Maries Idaho.

18. 2026-04-23
    status Pending 623-char remark

    Show marketing remark (623 chars)

    Here is your chance to own a nice home in a great location! This property is zoned Commercial and Residential! This 1965 Mobile home has been redone inside and out! Inside you will find 2 bedroom and 1 large bathroom with a large jetted tub. There also is a large dinning room, separate laundry room along with a bonus room for even more space!! Out side in the front yard you will see a large water fountain that has 4 waterfall features. In the back yard there is a small storage shed . Make this your home or Start a business with great Highway 5 frontage. 40 minutes to Coeur D' Alene and 30 minutes to St.Maries Idaho.

19. 2026-03-02
    listed $145,000 Active 623-char remark

    Show marketing remark (623 chars)

    Here is your chance to own a nice home in a great location! This property is zoned Commercial and Residential! This 1965 Mobile home has been redone inside and out! Inside you will find 2 bedroom and 1 large bathroom with a large jetted tub. There also is a large dinning room, separate laundry room along with a bonus room for even more space!! Out side in the front yard you will see a large water fountain that has 4 waterfall features. In the back yard there is a small storage shed . Make this your home or Start a business with great Highway 5 frontage. 40 minutes to Coeur D' Alene and 30 minutes to St.Maries Idaho.

20. 2025-03-27
    price $160,000
21. 2025-01-23
    listed $170,000 Active
22. 2024-07-08
    status Active
23. 2024-06-29
    status Pending
24. 2024-05-21
    price $160,000
25. 2024-04-30
    status Active
26. 2024-04-27
    status Pending
27. 2024-03-07
    listed $170,000 Active
28. 2023-05-03
    price $185,000
29. 2023-03-15
    price $200,000
30. 2022-12-15
    listed $235,000 Active
31. 2020-08-25
    status Pending
32. 2020-08-11
    status Active
33. 2020-08-11
    historical
34. 2020-08-11
    listed $52,500
35. 2019-07-31
    listed $52,500 Active
36. 2019-07-29
    historical Cancelled
37. 2018-08-30
    listed $119,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,198
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$4,218
• Taxable loss: −$5,834
• Est. tax savings @ 24.0%: +$1,400
• After-tax cash flow: $-1,778/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: Plummer-Worley Joint District
• NCES district ID: 1600815
• Math proficiency: 6% ▬ 0.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $42,287
• Composite: 12.92/100
• National rank: #14536
• State rank: #132 of 133 in ID

Livability — Plummer

• Score: 81/100
• State rank: #13
• US rank: #1504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plummer, ID
• Population (ZIP): 1,925

Population outlook (Benewah County) Hauer SSP2

• Today (2025): 8,373 people
• By 2030: 7,952 · -5.0%
• By 2040: 7,055 · -15.7%
• By 2050: 6,305 · -24.7%
• By 2075: 5,058 · -39.6%
• By 2100: 4,223 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 55% Native American 31% Two or more races 10% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 2% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 89% English-only · German/W. Germanic 5% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Benewah

• 2024 margin: Solid R (+61.4) · D 18.2% · R 79.6% · Other 2.2%
• 2008→2024 swing: -31.7pp toward R · 2008: -29.8pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+58.3 2016: R+55.4 2012: R+36.9 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.31%
• Current HPI: 230.202
• 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

+20.9% since first listed

21 events — show timeline

• 2026-05-11 Relisted — CDAMLS
• 2026-04-23 Pending — CDAMLS
• 2026-03-02 Listed $145,000 CDAMLS
• 2025-03-27 Price Changed $160,000 CDAMLS
• 2025-01-23 Listed $170,000 CDAMLS
• 2024-07-08 Relisted — CDAMLS
• 2024-06-29 Pending — CDAMLS
• 2024-05-21 Price Changed $160,000 CDAMLS
• 2024-04-30 Relisted — CDAMLS
• 2024-04-27 Pending — CDAMLS
• 2024-03-07 Listed $170,000 CDAMLS
• 2023-05-03 Price Changed $185,000 CDAMLS
• 2023-03-15 Price Changed $200,000 CDAMLS
• 2022-12-15 Listed $235,000 CDAMLS
• 2020-08-25 Pending — CDAMLS
• 2020-08-11 Relisted — CDAMLS
• 2020-08-11 Delisted — CDAMLS
• 2020-08-11 Listed $52,500 CDAMLS
• 2019-07-31 Listed $52,500 CDAMLS
• 2019-07-29 Delisted — CDAMLS
• 2018-08-30 Listed $119,900 CDAMLS

Property tax history

-0.2%/yr

Latest (2025): $135 · +17.5% YoY. Source: county tax records.