401 S Main St #39 · Homedale, ID 83628

$65,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 38 Days on market

Built 1973 Good condition Est $64k · at est. $605/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).

• Cash flow +21.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.0/15.0
• DSCR +6.7/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Complete renovation on this mobile home from electrical, plumbing, most of the insulation, walls, light fixtures, flooring, paint. Range will be installed before closing. Buyers will need to be approved by the mobile home park prior to sending an offer, space rent is $605 per month. Owner will carry with $30,000 down payment call agent for more details.

Key facts

• Complete renovation
• Light fixtures
• Flooring

Tags

• COMPLETE RENOVATION
• ELECTRICAL PLUMBING
• MOST OF THE INSULATION
• LIGHT FIXTURES
• FLOORING
• PAINT

Property features AI

Finance

• HOA & community: Monthly association fee of $605

Exterior

• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1973; Fleetwood builder
• Construction: Metal siding; Metal roof
• Exterior features: Partial wood fencing; Irrigation available with manual and pressurized sprinkler systems; Located in a mobile home park

Interior

• Kitchen: Oven/Range (freestanding)
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Engineered vinyl plank
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced-air heating; No central cooling
• Interior features: Laminate countertops; One fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.0% in Homedale — 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 66/100 on livability (#105 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• Homedale Joint District (town): math 32% / reading 50% proficiency, ranked #64 of 92 in ID (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Homedale Elementary School (math 42% / reading 32%, grade F, #255 of 357 statewide, top 74%, 469 students, 59% FRL); Homedale High School (math 17% / reading 52%, grade F, #108 of 169 statewide, top 67%, 411 students, 40% FRL).
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 40 units permitted in Owyhee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Owyhee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.23% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $64,288
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4030 River Resort Drive Space 11 #11	0.41mi	2/1.0	784 (0%)	12mo	$64,000	$82	71

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-4,324
• Equity at exit: $9,692

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $5,322
• Equity at exit: $5,620

Cash invested: $18,200 (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 83628

• Home prices YoY: -6.3%
• Active inventory: 40
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$605
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $91

Break-even live

Break-even rent $1,334

Max offer price $65,000

Occupancy floor 89%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 E Colorado Ave Homedale, ID	2.0	2.0	982	$1,450	$1.48	18d	1	0.24mi

HOA detail

• Monthly dues: $605 · $7,260/yr
• Likely covers: electric

Listing history 15 events

1. 2026-06-18
   days on market $65,000 Active 38 DOM
2. 2026-06-17
   days on market $65,000 Active 37 DOM
3. 2026-06-16
   days on market $65,000 Active 36 DOM
4. 2026-06-15
   days on market $65,000 Active 35 DOM
5. 2026-06-13
   days on market $65,000 Active 33 DOM
6. 2026-06-10
   days on market $65,000 Active 30 DOM
7. 2026-06-09
   days on market $65,000 Active 29 DOM
8. 2026-06-08
   days on market $65,000 Active 28 DOM
9. 2026-06-07
   days on market $65,000 Active 27 DOM
10. 2026-06-05
    days on market $65,000 Active 24 DOM
11. 2026-06-03
    days on market $65,000 Active 23 DOM
12. 2026-06-03
    days on market $65,000 Active 22 DOM
13. 2026-06-01
    days on market $65,000 Active 21 DOM
14. 2026-05-31
    days on market $65,000 Active 20 DOM
15. 2026-05-11
    listed $65,000 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − HOA: −$7,260
• − Depreciation: −$1,891
• Taxable income: $524
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $970/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

Good 80/100 Cosmetic rehab

This mobile home is in excellent condition with recent renovations, offering a move-in-ready living space. Potential buyers will appreciate the fresh paint, new flooring, and updated fixtures.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New kitchen appliances — Enhances functionality and aesthetics
• Both New lighting fixtures — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New lighting fixtures — Enhances functionality and aesthetics ↑

ⓘ 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: Homedale Joint District
• NCES district ID: 1601470
• Math proficiency: 32% ▲ 5.00%
• Reading proficiency: 50% ▲ 9.00%
• Median HH income: $40,560
• Composite: 34.35/100
• National rank: #5224
• State rank: #64 of 92 in ID

Livability — Homedale

• Score: 66/100
• State rank: #105
• US rank: #11584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homedale, ID
• Population (ZIP): 4,848

Population outlook (Owyhee County) Hauer SSP2

• Today (2025): 11,097 people
• By 2030: 10,842 · -2.3%
• By 2040: 10,221 · -7.9%
• By 2050: 9,407 · -15.2%
• By 2075: 7,339 · -33.9%
• By 2100: 5,495 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 20% German/W. Germanic 1%

Political lean MEDSL · Owyhee

• 2024 margin: Solid R (+67.6) · D 15.3% · R 82.8% · Other 1.9%
• 2008→2024 swing: -16.3pp toward R · 2008: -51.3pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+63.3 2016: R+62.8 2012: R+52.7 2008: R+51.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.47%
• Current HPI: 318.6186
• 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

• 2026-05-11 Listed $65,000 IMLS