1015 N Fir St Trailer 46 #46 · Jerome, ID 83338

$62,000

3 bd · 1.0 ba · 890 sqft · Manufactured · 6 Days on market

Built 1984 Est $82k · 24% under $450/mo HOA · 42% of rent

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• 1% rule +10.0/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 1984 manufactured home recently renovated in 2025, featuring an updated kitchen and bathroom. This home offers 3 bedrooms and 1 bathroom with functional living space and modern improvements.

Key facts

• Updated kitchen
• Move in ready
• Tile backsplash

Tags

• MOVE IN READY
• UPDATED KITCHEN
• TILE BACKSPLASH
• GAS RANGE
• UPDATED BATHROOM

Property features AI

Finance

• HOA & community: Monthly association fee of $450

Exterior

• Utilities: City water; Sewer connected; Electric service
• Home design: Mobile/manufactured home on a rented lot; Vinyl siding; Built in 1984
• Construction: Vinyl siding construction; Year built 1984
• Exterior features: Single-family use; City water service; Sewer connected

Interior

• Kitchen: Refrigerator; Gas range
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Master bedroom on main level; Kitchen island
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $62k.

Deal economics

• At list price, monthly cash flow is $-27 ($-321/yr) — negative.
• To cash-flow at today's rent, offer at most $58k (6.2% below list).
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $58k (6.2% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 1.6% in Jerome — 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 73/100 on livability (#39 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Jerome Joint District (town): math 22% / reading 37% proficiency, ranked #86 of 92 in ID (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jefferson Elementary School (math 22% / reading 27%, grade F, #332 of 357 statewide, top 95%, 583 students, 64% FRL); Jerome Middle School (math 22% / reading 41%, grade F, #93 of 109 statewide, top 85%, 973 students, 57% FRL); Jerome High School (math 8% / reading 38%, grade F, #140 of 169 statewide, top 83%, 1,215 students, 45% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 215 active listings in the ZIP; 99 units permitted in Jerome County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $429 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jerome County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: HOA is 42% of rent.

Recommended offer $58,126 (6.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.74% ✓
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $81,880
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 N Fir St #46 #46	0.00mi	3/1.0	890 (0%)	5mo	$42,000	$47	96
1015 N Fir St #89 St	0.09mi	3/2.0	924 (+4%)	5mo	$85,000	$92	82
1015 N Fir St #33	0.15mi	3/2.0	924 (+4%)	23mo	$90,000	$97	64

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-11,459
• Equity at exit: $9,244

10-year hold

• IRR: -10.1%
• Equity multiple: 0.37×
• Total profit: $-10,984
• Equity at exit: $5,361

Cash invested: $17,360 (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 83338

• Home prices YoY: -30.2%
• Active inventory: 215
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$450
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-27

Break-even live

Break-even rent $1,112

Max offer price $58,126

Occupancy floor 97%

Sensitivity live

Price	-10% $16	-5% $-5	+0% $-27	+5% $-48	+10% $-70
Rent	-10% $-112	-5% $-69	+0% $-27	+5% $16	+10% $58
Rate	-1.0pp $4	-0.5pp $-11	base $-27	+0.5pp $-43	+1.0pp $-59

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $450 · $5,400/yr

Listing history 7 events

1. 2026-06-18
   status $62,000 Pending 6 DOM
2. 2026-06-17
   days on market $62,000 Active 6 DOM
3. 2026-06-16
   days on market $62,000 Active 5 DOM
4. 2026-06-15
   days on market $62,000 Active 4 DOM
5. 2026-06-14
   days on market $62,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $62,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,937
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − HOA: −$5,400
• − Depreciation: −$1,804
• Taxable loss: −$1,049
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $-69/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: Jerome Joint District
• NCES district ID: 1601590
• Math proficiency: 22% ▼ -3.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $42,197
• Composite: 24.99/100
• National rank: #7558
• State rank: #86 of 92 in ID

Livability — Jerome

• Score: 73/100
• State rank: #39
• US rank: #5293

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: Jerome, ID
• Population (ZIP): 21,830

Population outlook (Jerome County) Hauer SSP2

• Today (2025): 23,216 people
• By 2030: 23,435 · +0.9%
• By 2040: 24,133 · +3.9%
• By 2050: 25,136 · +8.3%
• By 2075: 29,285 · +26.1%
• By 2100: 34,827 · +50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (56%)
• Race & ethnicity: White 56% Hispanic / Latino 40% Two or more races 18% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Portuguese 2% Slovak 2% Italian 2%
• Foreign-born: 19% · Canada, South Korea
• Languages at home: 65% English-only · Spanish 34%

Political lean MEDSL · Jerome

• 2024 margin: Solid R (+53.7) · D 21.9% · R 75.7% · Other 2.4%
• 2008→2024 swing: -8.4pp toward R · 2008: -45.3pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+49.2 2016: R+49.0 2012: R+46.5 2008: R+45.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.12%
• Current HPI: 270.8263
• 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

+37.8% since first listed

5 events — show timeline

• 2026-06-11 Listed $62,000 IMLS
• 2026-02-02 Sold (MLS) — IMLS
• 2026-01-26 Listing Removed — IMLS
• 2026-01-22 Price Changed $42,000 IMLS
• 2026-01-16 Listed $45,000 IMLS