308 W Ave G · Wendell, ID 83355

$38,000

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 90 Days on market

Built 1971 Est $34k · 13% over ↓ 24% since listing

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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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks

As-Is. Fully renovated and move-in ready! This beautifully updated 2-bedroom, 1-bath manufactured home features brand-new siding, a new roof, new energy-efficient windows, fresh interior paint, new LVP flooring throughout, and updated countertops. The spacious living room offers plenty of room to relax or entertain, while the open-concept kitchen and dining area create a bright and functional gathering space. Every major upgrade has been completed, giving you peace of mind and modern style at an affordable price. Schedule your private showing today!

Key facts

• Fully renovated
• New siding
• New lvp flooring

Tags

• FULLY RENOVATED
• NEW SIDING
• NEW ROOF
• NEW ENERGY EFFICIENT WINDOWS
• FRESH INTERIOR PAINT
• NEW LVP FLOORING

Property features AI

Exterior

• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1971
• Construction: Manufactured home
• Exterior features: Located in a mobile home park

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 bathroom
• Heating & cooling: Forced-air heating (natural gas); No central cooling
• Interior features: Laminate counters; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($870 rent vs $38k).
• Recommended offer: $36k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#155 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: health & safety C-, employment D, amenities F.
• Wendell District (rural): math 19% / reading 38% proficiency, ranked #88 of 92 in ID (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Wendell Elementary School (math 22% / reading 32%, grade F, #318 of 357 statewide, top 92%, 458 students, 75% FRL); Wendell Middle School (math 17% / reading 36%, grade F, #100 of 109 statewide, top 93%, 341 students, 59% FRL); Wendell High School (math 27% / reading 62%, grade F, #61 of 169 statewide, top 41%, 322 students, 43% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 12 active listings in the ZIP; 52 units permitted in Gooding County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $263 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Gooding County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $35,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.29% ✓
• Cap rate: 20.85%
• Cash-on-cash: 51.98%
• DSCR: 3.31
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $33,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 W Avenue G	0.02mi	2/1.0	910 (+8%)	7mo	$34,990	$38	79
308 W Ave G	0.00mi	2/1.0	950 (+13%)	1mo	$38,000	$40	78

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: 49.9%
• Equity multiple: 3.18×
• Total profit: $23,190
• Equity at exit: $5,666

10-year hold

• IRR: 55.4%
• Equity multiple: 6.45×
• Total profit: $57,957
• Equity at exit: $3,286

Cash invested: $10,640 (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 83355

• Home prices YoY: -12.0%
• Active inventory: 12
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$11 /mo · $131/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $461

Break-even live

Break-even rent $286

Max offer price $38,000

Occupancy floor 42%

Sensitivity live

Price	-10% $482	-5% $472	+0% $461	+5% $450	+10% $439
Rent	-10% $392	-5% $427	+0% $461	+5% $495	+10% $530
Rate	-1.0pp $480	-0.5pp $471	base $461	+0.5pp $451	+1.0pp $441

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-21
   price $38,000
2. 2026-05-17
   price $40,000
3. 2026-04-02
   price $45,000
4. 2026-03-22
   price $48,900
5. 2026-03-02
   price $49,900
6. 2026-02-25
   listed $50,000 Active

ⓘ 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: $131 · $11/mo
• Projected year-2 tax: $262 · $22/mo
• Expected delta: +$131/yr (+$11/mo · 100.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,435
• − Mortgage interest: −$2,129
• − Property taxes: −$131
• − Insurance: −$190
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$1,105
• Taxable income: $5,210
• Est. tax owed @ 24.0%: −$1,250
• After-tax cash flow: $4,281/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: Wendell District
• NCES district ID: 1603360
• Math proficiency: 19% ▼ -1.00%
• Reading proficiency: 38% ▲ 5.00%
• Median HH income: $45,424
• Composite: 24.45/100
• National rank: #7668
• State rank: #88 of 92 in ID

Livability — Wendell

• Score: 64/100
• State rank: #155
• US rank: #14505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wendell, ID
• Population (ZIP): 5,451

Population outlook (Gooding County) Hauer SSP2

• Today (2025): 14,760 people
• By 2030: 14,445 · -2.1%
• By 2040: 13,771 · -6.7%
• By 2050: 12,998 · -11.9%
• By 2075: 11,026 · -25.3%
• By 2100: 10,642 · -27.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (51%)
• Race & ethnicity: Hispanic / Latino 51% White 46% Two or more races 19% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Iranian 3% Portuguese 1% Italian 1%
• Foreign-born: 25% · Canada
• Languages at home: 54% English-only · Spanish 45%

Political lean MEDSL · Gooding

• 2024 margin: Solid R (+60.4) · D 18.6% · R 79.0% · Other 2.4%
• 2008→2024 swing: -18.2pp toward R · 2008: -42.2pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+56.2 2016: R+54.2 2012: R+47.1 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.39%
• Current HPI: 252.9814
• 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

-24.0% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $38,000 IMLS
• 2026-05-17 Price Changed $40,000 IMLS
• 2026-04-02 Price Changed $45,000 IMLS
• 2026-03-22 Price Changed $48,900 IMLS
• 2026-03-02 Price Changed $49,900 IMLS
• 2026-02-25 Listed $50,000 IMLS

Property tax history

+1.8%/yr

Latest (2025): $131 · +37.6% YoY. Source: county tax records.