655 S Dolson Ln · Eagle, ID 83616

$118,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 11 Days on market

Built 1980 Est $89k · 33% over

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Why this score? — see what drove the B- 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
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Step into this charming 1980 manufactured home offering 3 bedrooms, 2 bathrooms, and 1,344 sqft. of comfortable living space, all tucked away on a quiet, tree-lined street in the desirable Island Village subdivision of Eagle, Idaho. This property sits on a generous lot, nearly 1/2 an acre, surrounded by mature shade trees, giving you space to relax, garden, entertain, or simply enjoy the peaceful setting. Fenced yard and RV parking. Newer HVAC 2024 & AC 2025 All appliances included — a huge bonus. Lot rent is just $825/month, and that includes water, sewer, and trash — an incredible value for Eagle.

Key facts

• Generous lot
• Rv parking
• Fenced yard

Tags

• TREE LINED STREET
• GENEROUS LOT
• MATURE SHADE TREES
• FENCED YARD
• RV PARKING
• NEWER HVAC

Property features AI

Exterior

• Parking: RV access/parking
• Utilities: Septic tank; Shared well; Paved road access
• Home design: Mobile/manufactured home on a rented lot; Built in 1980
• Construction: Metal roof
• Exterior features: Metal fencing; Storage shed; Manual sprinkler system; Located in a flood plain; Mobile home park setting

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range (freestanding); Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level) — Master approx. 14 x 11; Bedroom 2 approx. 11 x 11; Bedroom 3 approx. 11 x 9
• Flooring: Laminate flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating; Hot water heating; Wood heating option; Central air conditioning
• Interior features: Bath in master bedroom; Walk-in closet(s); Wood burning stove
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $872 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Cap rate 15.2% vs local median 1.1% in Eagle — 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 78/100 on livability (#18 in ID, #2,702 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, commute F, cost of living F.
• Joint School District No. 2 (suburban): math 53% / reading 67% proficiency, ranked #11 of 92 in ID (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Eagle Hills Elementary School (math 70% / reading 75%, grade A, #15 of 357 statewide, top 4%, 409 students, 10% FRL); Eagle Academy (math 5% / reading 24%, grade F, #154 of 169 statewide, top 93%, 185 students, 29% FRL) — zoned schools at 19% FRL track the district average.
• Zoned-school proficiency averages 44% at this address vs 60% district-wide (-16 pts) — the specific schools serving this property underperform the Joint School District No. 2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.3%/yr); 939 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ada County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $118,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.81% ✓
• Cap rate: 15.16%
• Cash-on-cash: 31.67%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $88,704
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 Artesian Rd Trlr 10 Rd	0.17mi	2/2.0 (-1)	1,440 (+7%)	2mo	$94,900	$66	74

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 · 4.3% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.19×
• Total profit: $39,282
• Equity at exit: $17,594

10-year hold

• IRR: 36.3%
• Equity multiple: 4.56×
• Total profit: $117,780
• Equity at exit: $10,202

Cash invested: $33,040 (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 83616

• Rents YoY: 4.3%
• Active inventory: 939
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$619
• Tax est. 1.5%: −$148 /mo · $1,770/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $872

Break-even live

Break-even rent $1,032

Max offer price $118,000

Occupancy floor 54%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 S Linder Rd Eagle, ID	1.0–3.0	1.0–2.0	1004	$2,283	$2.27	2d	26	0.57mi
4193 W Perspective St Eagle, ID	3.0	2.5	1689	$2,400	$1.42	14d	1	0.70mi
4915 W Escalante Dr Unit F101 Eagle, ID	2.0	2.5	1180	$1,600	$1.36	14d	1	0.76mi
4915 W Escalante Dr Unit G102 Eagle, ID	3.0	3.0	1246	$1,700	$1.36	11d	1	0.76mi
4915 W Escalante Dr Unit H104 Eagle, ID	3.0	3.0	1246	$1,700	$1.36	19d	1	0.76mi

Listing history 18 events

1. 2026-06-10
   status $118,000 Pending 11 DOM
2. 2026-06-09
   days on market $118,000 Active 11 DOM
3. 2026-06-08
   days on market $118,000 Active 10 DOM
4. 2026-06-07
   days on market $118,000 Active 9 DOM
5. 2026-06-03
   days on market $118,000 Active 5 DOM
6. 2026-06-03
   remarks 608-char remark
7. 2026-06-03
   days on market $118,000 Active 4 DOM
8. 2026-06-01
   days on market $118,000 Active 3 DOM
9. 2026-05-31
   days on market $118,000 Active 2 DOM
10. 2026-05-17
    price $118,000
11. 2026-04-29
    price $124,000
12. 2026-03-16
    listed $125,000 Active
13. 2025-06-27
    historical
14. 2025-05-06
    price $129,000
15. 2024-12-27
    listed $140,000 Active
16. 2010-09-27
    listed $14,000
17. 2006-08-28
    soldstatus
18. 2006-04-11
    listed $24,900

ⓘ 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 3/10 Moderate FEMA zone X (shaded) · 17% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,633
• − Mortgage interest: −$6,610
• − Property taxes: −$1,770
• − Insurance: −$590
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$3,433
• Taxable income: $9,129
• Est. tax owed @ 24.0%: −$2,191
• After-tax cash flow: $8,273/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: Joint School District No. 2
• NCES district ID: 1602100
• Math proficiency: 53% ▼ -6.00%
• Reading proficiency: 67% ▼ -1.00%
• Median HH income: $64,573
• Composite: 52.42/100
• National rank: #1576
• State rank: #11 of 92 in ID

Livability — Eagle

• Score: 78/100
• State rank: #18
• US rank: #2702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ada County · 522,161 people
• City population: 35,413
• Metro: Boise City, ID
• Population (ZIP): 35,413
• Household income: $125,203
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 585.0

Population outlook (Ada County) Hauer SSP2

• Today (2025): 535,818 people
• By 2030: 585,751 · +9.3%
• By 2040: 682,435 · +27.4%
• By 2050: 775,818 · +44.8%
• By 2075: 994,458 · +85.6%
• By 2100: 1,148,884 · +114.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 4% Lithuanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

Political lean MEDSL · Ada

• 2024 margin: R (+10.3) · D 43.4% · R 53.8% · Other 2.8%
• 2008→2024 swing: -4.2pp toward R · 2008: -6.2pp · 2024: -10.3pp
• All cycles: 2024: R+10.3 2020: R+3.9 2016: R+9.2 2012: R+11.3 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.48%
• Current HPI: 314.6194
• Rent YoY: ▲ 4.30%
• Metro: Boise City, ID
• 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

+373.9% since first listed

9 events — show timeline

• 2026-05-17 Price Changed $118,000 IMLS
• 2026-04-29 Price Changed $124,000 IMLS
• 2026-03-16 Listed $125,000 IMLS
• 2025-06-27 Listing Removed — IMLS
• 2025-05-06 Price Changed $129,000 IMLS
• 2024-12-27 Listed $140,000 IMLS
• 2010-09-27 Listed $14,000 IMLS
• 2006-08-28 Sold (MLS) — IMLS
• 2006-04-11 Listed $24,900 IMLS