2750 Alden Rd #22 · Fruitland, ID 83619

$87,500

2 bd · 2.0 ba · 1,144 sqft · Manufactured · 44 Days on market

Built 1994 Fair condition Est $87k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.2/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is in the River Ridge Park that is nicely located between Fruitland and Payette and easy access to Hwy 95. Park dues are $620 per month and covers water, sewer and irrigation water. This home is on a rented lot. There is a garbage fee of $5.47 per month. Come in and take a look at this great 55 and older community and find your new home.

Key facts

• Built 1994
• Listed 43 days

Tags

• PARTIALLY SCREENED IN DECK
• PARKING CONCRETE DRIVEWAY
• EASY ACCESS INTO PAYETTE IDAHO

Property features AI

Finance

• Other: Situated on a private, paved road
• HOA & community: Located in an age-restricted (55+) community

Exterior

• Utilities: Community water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1994
• Construction: Composition roof
• Exterior features: Covered patio/deck; Irrigation available; Located in a mobile home park; 55+ community

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range (freestanding); Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Primary bedroom has an en-suite bathroom; Main-level primary bedroom; Breakfast bar
• Laundry & utility: Washer; Dryer; Utility room on the main level; Electric water heater; Tank water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $88k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.0% in Fruitland — 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 71/100 on livability (#51 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Fruitland District (town): math 33% / reading 50% proficiency, ranked #60 of 92 in ID (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fruitland Elementary School (math 38% / reading 40%, grade F, #247 of 357 statewide, top 70%, 557 students, 45% FRL); Fruitland High School (math 27% / reading 62%, grade F, #61 of 169 statewide, top 41%, 542 students, 25% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 110 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 230 units permitted in Payette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $605 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,875 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.38% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.98%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $86,944
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2750 Alden Road #15 Rd	0.00mi	2/2.0	1,170 (+2%)	19mo	$80,000	$68	80
2750 Alden Rd #47 #47	0.00mi	3/2.0 (+1)	1,092 (-4%)	20mo	$105,000	$96	71
3100 Alden Rd #4 #4	0.24mi	3/2.0 (+1)	1,110 (-3%)	10mo	$39,900	$36	70
2701 N Alder Dr #76 #76	0.12mi	3/2.0 (+1)	1,064 (-7%)	10mo	$85,000	$80	70
3100 Alden Rd Trlr 1 Rd	0.25mi	3/2.0 (+1)	1,296 (+13%)	23mo	$98,500	$76	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $7,923
• Equity at exit: $13,047

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $35,409
• Equity at exit: $7,565

Cash invested: $24,500 (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 83619

• Home prices YoY: -30.4%
• Active inventory: 110
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$459
• Tax est. 1.5%: −$109 /mo · $1,312/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $347

Break-even live

Break-even rent $765

Max offer price $87,500

Occupancy floor 66%

Sensitivity live

Price	-10% $407	-5% $377	+0% $347	+5% $316	+10% $286
Rent	-10% $252	-5% $299	+0% $347	+5% $394	+10% $442
Rate	-1.0pp $391	-0.5pp $369	base $347	+0.5pp $324	+1.0pp $301

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Victoria Ave Fruitland, ID	3.0	1.0	1152	$700	$0.61	19d	1	0.59mi
1241 NE 3rd Ave Ontario, OR	2.0	1.5	1067	$1,006	$0.94	3d	1	1.23mi

Listing history 19 events

1. 2026-06-18
   days on market $87,500 Active 44 DOM
2. 2026-06-17
   days on market $87,500 Active 43 DOM
3. 2026-06-16
   days on market $87,500 Active 42 DOM
4. 2026-06-15
   pricedays on market $87,500 Active 41 DOM
5. 2026-06-13
   days on market $89,500 Active 39 DOM
6. 2026-06-13
   days on market $89,500 Active 38 DOM
7. 2026-06-10
   days on market $89,500 Active 36 DOM
8. 2026-06-09
   days on market $89,500 Active 35 DOM
9. 2026-06-08
   days on market $89,500 Active 34 DOM
10. 2026-06-07
    days on market $89,500 Active 33 DOM
11. 2026-06-05
    pricedays on market $89,500 Active 30 DOM
12. 2026-06-03
    days on market $94,500 Active 29 DOM
13. 2026-06-03
    days on market $94,500 Active 28 DOM
14. 2026-06-01
    days on market $94,500 Active 27 DOM
15. 2026-05-31
    days on market $94,500 Active 26 DOM
16. 2026-05-04
    listed $94,500 Active
17. 2023-08-25
    soldstatus Sold 350-char remark

    Show marketing remark (350 chars)

    This home is in the River Ridge Park that is nicely located between Fruitland and Payette and easy access to Hwy 95. Park dues are $620 per month and covers water, sewer and irrigation water. This home is on a rented lot. There is a garbage fee of $5.47 per month. Come in and take a look at this great 55 and older community and find your new home.

18. 2023-07-28
    status Pending 350-char remark

    Show marketing remark (350 chars)

    This home is in the River Ridge Park that is nicely located between Fruitland and Payette and easy access to Hwy 95. Park dues are $620 per month and covers water, sewer and irrigation water. This home is on a rented lot. There is a garbage fee of $5.47 per month. Come in and take a look at this great 55 and older community and find your new home.

19. 2023-07-06
    listed $74,500 Active 350-char remark

    Show marketing remark (350 chars)

    This home is in the River Ridge Park that is nicely located between Fruitland and Payette and easy access to Hwy 95. Park dues are $620 per month and covers water, sewer and irrigation water. This home is on a rented lot. There is a garbage fee of $5.47 per month. Come in and take a look at this great 55 and older community and find your new home.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 18 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: $14,452
• − Mortgage interest: −$4,901
• − Property taxes: −$1,312
• − Insurance: −$438
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,545
• Taxable income: $2,943
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $3,454/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

Fair 45/100 Cosmetic rehab

This 55+ manufactured home is in fair condition with cosmetic updates needed to improve its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would appeal to both buyers and renters
• Both update bathroom cabinets and fixtures — modernizing the bathrooms would appeal to both buyers and renters
• Both repair and paint exterior siding — improving the exterior would enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen would appeal to both buyers and renters ↑
• Both update bathroom cabinets and fixtures — modernizing the bathrooms would appeal to both buyers and renters ↑
• Both repair and paint exterior siding — improving the exterior would enhance curb appeal and property value ↑

ⓘ 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: Fruitland District
• NCES district ID: 1601140
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $47,510
• Composite: 35.43/100
• National rank: #4933
• State rank: #60 of 92 in ID

Livability — Fruitland

• Score: 71/100
• State rank: #51
• US rank: #6760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruitland, ID
• County: Payette County · 19,928 people
• City population: 8,823
• Metro: Ontario, OR-ID
• Population (ZIP): 8,823
• Household income: $66,267
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 211.0

Population outlook (Payette County) Hauer SSP2

• Today (2025): 23,392 people
• By 2030: 23,523 · +0.6%
• By 2040: 23,792 · +1.7%
• By 2050: 24,002 · +2.6%
• By 2075: 25,286 · +8.1%
• By 2100: 26,673 · +14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Scottish 3% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Payette

• 2024 margin: Solid R (+62.9) · D 17.6% · R 80.4% · Other 2.0%
• 2008→2024 swing: -21.4pp toward R · 2008: -41.5pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+59.3 2016: R+59.9 2012: R+44.0 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.19%
• Current HPI: 266.5112
• Rent YoY: —
• Metro: Ontario, OR-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

+26.8% since first listed

4 events — show timeline

• 2026-05-04 Listed $94,500 IMLS
• 2023-08-25 Sold (MLS) — IMLS
• 2023-07-28 Pending — IMLS
• 2023-07-06 Listed $74,500 IMLS