30404 S Sunray Trl · Conkling Park, ID 83876

$149,500

3 bd · 2.5 ba · 1,392 sqft · SingleFamily · 66 Days on market

Built 2020 $107/sqft · 66% below 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).

• Cash flow +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Retreat Near Heyburn State Park | Everything Included Move-in ready 3-bedroom home nestled in a private, nature-immersed community -- and everything stays. Furniture, appliances, and all contents are included, so you can start enjoying your new lifestyle from day one. The open-concept layout features large windows that flood the space with natural light and frame the surrounding scenery. A fully equipped kitchen with ample storage flows into a cozy dining area, perfect for relaxed entertaining. Step outside to hiking trails and open-air space, with Heyburn State Park and Conkling Resort & Marina just minutes away -- boating, swimming, and lakeside adventures at your fingertips. Priced under $150,000 and completely turnkey, this is a rare opportunity to own a private nature retreat with an incredibly low barrier to entry.

Key facts

• Large windows
• Turnkey retreat
• Heyburn state park

Tags

• TURNKEY RETREAT
• OPEN-CONCEPT LAYOUT
• LARGE WINDOWS
• FULLY EQUIPPED KITCHEN
• HIKING TRAILS
• HEYBURN STATE PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (8.0% below list).
• Recommended offer: $138k (8.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 46/100 on livability (#214 in ID) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: amenities F, commute F, employment 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.
• Zoned schools: Lakeside Elementary School (math 2% / reading 17%, grade F, #356 of 357 statewide, top 100%, 182 students, 81% FRL); Lakeside Jr High School (math 5% / reading 15%, grade F, #108 of 109 statewide, top 100%, 62 students, 97% FRL); Lakeside High School (math 10% / reading 50%, grade F, #125 of 169 statewide, top 76%, 113 students, 65% FRL).
• Market conditions: 72 active listings in the ZIP; 1,606 units permitted in Kootenai County in 2024 (154 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kootenai County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 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

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

Recommended offer $137,548 (8.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.92% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (median comp): $441,421
• List price: $149,500
• Delta: -66.13%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-14,921
• Equity at exit: $22,291

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,113
• Equity at exit: $12,926

Cash invested: $41,860 (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 83876

• Home prices YoY: -29.4%
• Active inventory: 72
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $147

Break-even live

Break-even rent $1,190

Max offer price $149,500

Occupancy floor 84%

Sensitivity live

Price	-10% $231	-5% $189	+0% $147	+5% $104	+10% $62
Rent	-10% $38	-5% $92	+0% $147	+5% $201	+10% $255
Rate	-1.0pp $222	-0.5pp $185	base $147	+0.5pp $108	+1.0pp $69

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $149,500 Active 66 DOM
2. 2026-06-19
   days on market $149,500 Active 64 DOM
3. 2026-06-18
   days on market $149,500 Active 63 DOM
4. 2026-06-17
   days on market $149,500 Active 62 DOM
5. 2026-06-16
   days on market $149,500 Active 61 DOM
6. 2026-06-15
   days on market $149,500 Active 60 DOM
7. 2026-06-14
   days on market $149,500 Active 58 DOM
8. 2026-06-13
   days on market $149,500 Active 57 DOM
9. 2026-06-10
   days on market $149,500 Active 55 DOM
10. 2026-06-09
    days on market $149,500 Active 54 DOM
11. 2026-06-08
    days on market $149,500 Active 53 DOM
12. 2026-06-07
    days on market $149,500 Active 52 DOM
13. 2026-06-05
    days on market $149,500 Active 49 DOM
14. 2026-06-02
    days on market $149,500 Active 47 DOM
15. 2026-06-01
    days on market $149,500 Active 46 DOM
16. 2026-05-31
    days on market $149,500 Active 45 DOM
17. 2026-05-30
    days on market $149,500 Active 44 DOM
18. 2026-04-16
    listed $149,500 Active 848-char remark

    Show marketing remark (848 chars)

    Turnkey Retreat Near Heyburn State Park | Everything Included Move-in ready 3-bedroom home nestled in a private, nature-immersed community -- and everything stays. Furniture, appliances, and all contents are included, so you can start enjoying your new lifestyle from day one. The open-concept layout features large windows that flood the space with natural light and frame the surrounding scenery. A fully equipped kitchen with ample storage flows into a cozy dining area, perfect for relaxed entertaining. Step outside to hiking trails and open-air space, with Heyburn State Park and Conkling Resort & Marina just minutes away -- boating, swimming, and lakeside adventures at your fingertips. Priced under $150,000 and completely turnkey, this is a rare opportunity to own a private nature retreat with an incredibly low barrier to entry.

19. 2025-08-09
    status Pending 692-char remark

    Show marketing remark (692 chars)

    Welcome Home to your peaceful retreat in the heart of a welcoming nudist community. This charming 3-bedroom home features open-concept living with large windows that invite natural light and views of the surrounding nature. The home has a fully equipped kitchen with plenty of storage and a cozy dining area perfect for entertaining guests. Just outside the door, you will find hiking trails and plenty of outdoor space for entertainment. Located just minutes from Heyburn State Park and Conkling Resort & Marina, enjoy boating, swimming, and all the outdoor activities you love. The home combines the freedom of nature with the convenience of nearby shopping, dining, and entertainment.

20. 2025-08-07
    status Active 692-char remark

    Show marketing remark (692 chars)

    Welcome Home to your peaceful retreat in the heart of a welcoming nudist community. This charming 3-bedroom home features open-concept living with large windows that invite natural light and views of the surrounding nature. The home has a fully equipped kitchen with plenty of storage and a cozy dining area perfect for entertaining guests. Just outside the door, you will find hiking trails and plenty of outdoor space for entertainment. Located just minutes from Heyburn State Park and Conkling Resort & Marina, enjoy boating, swimming, and all the outdoor activities you love. The home combines the freedom of nature with the convenience of nearby shopping, dining, and entertainment.

21. 2025-07-29
    status Pending 692-char remark

    Show marketing remark (692 chars)

    Welcome Home to your peaceful retreat in the heart of a welcoming nudist community. This charming 3-bedroom home features open-concept living with large windows that invite natural light and views of the surrounding nature. The home has a fully equipped kitchen with plenty of storage and a cozy dining area perfect for entertaining guests. Just outside the door, you will find hiking trails and plenty of outdoor space for entertainment. Located just minutes from Heyburn State Park and Conkling Resort & Marina, enjoy boating, swimming, and all the outdoor activities you love. The home combines the freedom of nature with the convenience of nearby shopping, dining, and entertainment.

22. 2025-07-12
    price $140,000 692-char remark

    Show marketing remark (692 chars)

    Welcome Home to your peaceful retreat in the heart of a welcoming nudist community. This charming 3-bedroom home features open-concept living with large windows that invite natural light and views of the surrounding nature. The home has a fully equipped kitchen with plenty of storage and a cozy dining area perfect for entertaining guests. Just outside the door, you will find hiking trails and plenty of outdoor space for entertainment. Located just minutes from Heyburn State Park and Conkling Resort & Marina, enjoy boating, swimming, and all the outdoor activities you love. The home combines the freedom of nature with the convenience of nearby shopping, dining, and entertainment.

23. 2025-06-05
    status Active 692-char remark

    Show marketing remark (692 chars)

    Welcome Home to your peaceful retreat in the heart of a welcoming nudist community. This charming 3-bedroom home features open-concept living with large windows that invite natural light and views of the surrounding nature. The home has a fully equipped kitchen with plenty of storage and a cozy dining area perfect for entertaining guests. Just outside the door, you will find hiking trails and plenty of outdoor space for entertainment. Located just minutes from Heyburn State Park and Conkling Resort & Marina, enjoy boating, swimming, and all the outdoor activities you love. The home combines the freedom of nature with the convenience of nearby shopping, dining, and entertainment.

24. 2025-05-06
    status Pending 692-char remark

    Show marketing remark (692 chars)

    Welcome Home to your peaceful retreat in the heart of a welcoming nudist community. This charming 3-bedroom home features open-concept living with large windows that invite natural light and views of the surrounding nature. The home has a fully equipped kitchen with plenty of storage and a cozy dining area perfect for entertaining guests. Just outside the door, you will find hiking trails and plenty of outdoor space for entertainment. Located just minutes from Heyburn State Park and Conkling Resort & Marina, enjoy boating, swimming, and all the outdoor activities you love. The home combines the freedom of nature with the convenience of nearby shopping, dining, and entertainment.

25. 2025-05-01
    listed $150,000 Active 692-char remark

    Show marketing remark (692 chars)

    Welcome Home to your peaceful retreat in the heart of a welcoming nudist community. This charming 3-bedroom home features open-concept living with large windows that invite natural light and views of the surrounding nature. The home has a fully equipped kitchen with plenty of storage and a cozy dining area perfect for entertaining guests. Just outside the door, you will find hiking trails and plenty of outdoor space for entertainment. Located just minutes from Heyburn State Park and Conkling Resort & Marina, enjoy boating, swimming, and all the outdoor activities you love. The home combines the freedom of nature with the convenience of nearby shopping, dining, and entertainment.

26. 2025-03-03
    price $150,000
27. 2025-02-25
    listed $130,000 Active
28. 2020-11-30
    soldstatus

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,506
• − Mortgage interest: −$8,374
• − Property taxes: −$1,124
• − Insurance: −$748
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,349
• Taxable loss: −$730
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $1,935/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 — Conkling Park

• Score: 46/100
• State rank: #214
• US rank: #26448

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,467

Population outlook (Kootenai County) Hauer SSP2

• Today (2025): 177,692 people
• By 2030: 190,689 · +7.3%
• By 2040: 214,704 · +20.8%
• By 2050: 236,510 · +33.1%
• By 2075: 285,984 · +60.9%
• By 2100: 316,459 · +78.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 61% Native American 26% Two or more races 12% Hispanic / Latino 3%
• Common ancestry: Portuguese 5% Lithuanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 2%

Political lean MEDSL · Kootenai

• 2024 margin: Solid R (+51.9) · D 22.9% · R 74.8% · Other 2.2%
• 2008→2024 swing: -25.6pp toward R · 2008: -26.3pp · 2024: -51.9pp
• All cycles: 2024: R+51.9 2020: R+42.9 2016: R+42.5 2012: R+34.3 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.36%
• Current HPI: 281.5625
• 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

+15.0% since first listed

11 events — show timeline

• 2026-04-16 Listed $149,500 CDAMLS
• 2025-08-09 Pending — CDAMLS
• 2025-08-07 Relisted — CDAMLS
• 2025-07-29 Pending — CDAMLS
• 2025-07-12 Price Changed $140,000 CDAMLS
• 2025-06-05 Relisted — CDAMLS
• 2025-05-06 Pending — CDAMLS
• 2025-05-01 Listed $150,000 CDAMLS
• 2025-03-03 Price Changed $150,000 CDAMLS
• 2025-02-25 Listed $130,000 CDAMLS
• 2020-11-30 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,124 · +54.0% YoY. Source: county tax records.