6 Chinook Ln · Orofino, ID 83544

$12,000

2 bd · 1.0 ba · 975 sqft · Manufactured · 55 Days on market

Built 1970

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in Hidden Village Mobile Home Park. This 1970 manufactured home offers 2 bedrooms and 1 bathroom and is ideal for an experienced rehabber or investor. The home has had the exterior repainted and was professionally releveled in late 2025, giving you a solid head start on improvements. New flooring and minor rehab work completed inside. Interior updates and repairs are still needed.

Key facts

• New flooring
• Minor rehab work
• Exterior repainted

Tags

• EXTERIOR REPAINTED
• PROFESSIONALLY RELEVELED
• NEW FLOORING
• MINOR REHAB WORK

Property features AI

Finance

• Other: Directions: From Hwy 12, cross the Bridge St bridge. Turn right on Clearwater Ave, then left on Chinook Ln. Property is on the right.; Located in Clearwater County area; Listing broker: Congress Realty, Inc
• Financial info: Homeowner tax exemption

Exterior

• Home design: Manufactured/mobile home on a rented lot; Built in 1970
• Construction: Manufactured construction
• Exterior features: Small lot (about 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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $12k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $12k).
• Recommended offer: $12k (3.0% below list) — sets the bar for market timing.
• Cap rate 69.0% vs local median 2.4% in Orofino — 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 (#27 in ID, #3,806 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Orofino Joint District (town): math 37% / reading 56% proficiency, ranked #45 of 92 in ID (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Orofino Elementary School (math 42% / reading 52%, grade D-, #176 of 357 statewide, top 53%, 376 students, 41% FRL); Orofino High School (math 32% / reading 67%, grade D, #45 of 169 statewide, top 29%, 372 students, 25% FRL).
• Market conditions: 81 active listings in the ZIP; 51 units permitted in Clearwater County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $83 of loan paydown is wiped out by about $360 of value loss. Plan a longer hold.
• Clearwater County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($12k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 10→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $11,640 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 7.49% ✓
• Cap rate: 68.96%
• Cash-on-cash: 223.83%
• DSCR: 10.96
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $69,225
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Steelhead Ln	0.09mi	2/1.0	968 (-1%)	13mo	$35,000	$36	84
13 Chinook Ln	0.05mi	3/2.0 (+1)	1,020 (+5%)	4mo	$79,900	$78	78
5 Chinook Ln	0.10mi	3/2.0 (+1)	1,020 (+5%)	5mo	$79,900	$78	74
10 Kamloop Ln	0.05mi	3/2.0 (+1)	880 (-10%)	16mo	$89,000	$101	59
8 Dusk Dr	0.50mi	2/1.0	960 (-2%)	18mo	$49,000	$51	59
10 Bass Ln	0.10mi	2/1.0	840 (-14%)	19mo	$60,000	$71	56
16 Chinook Ln	0.11mi	3/2.0 (+1)	1,066 (+9%)	21mo	$62,000	$58	53
7 Twilight Dr	0.50mi	2/2.0	1,072 (+10%)	21mo	$69,000	$64	39

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: —
• Equity multiple: 11.06×
• Total profit: $33,793
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 23.50×
• Total profit: $75,594
• Equity at exit: $1,038

Cash invested: $3,360 (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 83544

• Home prices YoY: -18.4%
• Active inventory: 81
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$63
• Tax est. 1.5%: −$15 /mo · $180/yr
• Insurance: −$5
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $560

Break-even live

Break-even rent $189

Max offer price $12,000

Occupancy floor 33%

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   status $12,000 Pending 55 DOM
2. 2026-06-17
   days on market $12,000 Active 55 DOM
3. 2026-06-16
   days on market $12,000 Active 54 DOM
4. 2026-06-15
   days on market $12,000 Active 53 DOM
5. 2026-06-13
   days on market $12,000 Active 51 DOM
6. 2026-06-12
   days on market $12,000 Active 50 DOM
7. 2026-06-09
   days on market $12,000 Active 47 DOM
8. 2026-06-08
   days on market $12,000 Active 46 DOM
9. 2026-06-07
   pricedays on market $12,000 Active 45 DOM
10. 2026-06-04
    days on market $15,000 Active 41 DOM
11. 2026-06-02
    days on market $15,000 Active 40 DOM
12. 2026-06-01
    days on market $15,000 Active 39 DOM
13. 2026-05-31
    days on market $15,000 Active 38 DOM
14. 2026-05-31
    days on market $15,000 Active 37 DOM
15. 2026-04-23
    listed $15,000 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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 10 d/yr ≥95°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,779
• − Mortgage interest: −$672
• − Property taxes: −$180
• − Insurance: −$858
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$349
• Taxable income: $6,996
• Est. tax owed @ 24.0%: −$1,679
• After-tax cash flow: $5,044/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: Orofino Joint District
• NCES district ID: 1602520
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $41,114
• Composite: 38.96/100
• National rank: #4079
• State rank: #45 of 92 in ID

Livability — Orofino

• Score: 76/100
• State rank: #27
• US rank: #3806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,476

Population outlook (Clearwater County) Hauer SSP2

• Today (2025): 8,244 people
• By 2030: 8,093 · -1.8%
• By 2040: 7,821 · -5.1%
• By 2050: 7,740 · -6.1%
• By 2075: 7,777 · -5.7%
• By 2100: 6,982 · -15.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 5% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Clearwater

• 2024 margin: Solid R (+62.8) · D 17.5% · R 80.3% · Other 2.1%
• 2008→2024 swing: -28.1pp toward R · 2008: -34.8pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.3 2016: R+56.5 2012: R+40.8 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.58%
• Current HPI: 304.5259
• 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

• 2026-04-23 Listed $15,000 IMLS