1600 E Main St #12 · Emmett, ID 83617

$59,500

2 bd · 1.0 ba · 728 sqft · Manufactured · 30 Days on market

Built 1977 Good condition Est $58k · at est.

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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
• ARV discount +6.5/15.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly updated 2-bedroom, 1-bath manufactured home offering 728 sq ft of comfortable living in Emmett-Gem County. Enjoy mountain views, a peaceful setting next to an open field, and a fully fenced yard. Recent updates include fresh interior and exterior paint, new luxury vinyl tile flooring in the kitchen and bathroom, new carpet in the bedrooms, plus new kitchen cabinets and countertops. Additional features include a resealed roof, covered deck, detached carport, and three exterior storage sheds. Convenient, affordable living in a well-maintained park. Central AC with a gas furnace and a 2020 gas hot water heater. Prospective buyers must be approved by park management.

Key facts

• New kitchen cabinets
• New countertops
• Fresh interior paint

Tags

• MOUNTAIN VIEWS
• FULLY FENCED YARD
• FRESH INTERIOR PAINT
• NEW LUXURY VINYL TILE FLOORING
• NEW KITCHEN CABINETS
• NEW COUNTERTOPS

Property features AI

Exterior

• Parking: Detached parking; Carport (1 covered space)
• Utilities: Community water service; Sewer connected
• Home design: Mobile/manufactured home in a rented lot park
• Construction: Metal siding; Metal roof; Built in 1977
• Exterior features: Wire fencing; Covered patio/deck; Views; Located on a cul-de-sac; Storage shed

Interior

• Kitchen: Oven/Range (freestanding); Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Split bedroom layout; Breakfast bar; Laminate countertops
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 1.1% in Emmett — 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 68/100 on livability (#77 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Emmett Independent District (town): math 33% / reading 43% proficiency, ranked #73 of 92 in ID (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Butte View School (205 students, 49% FRL); Emmett Middle School (math 30% / reading 45%, grade F, #75 of 109 statewide, top 69%, 533 students, 39% FRL); Emmett High School (math 42% / reading 67%, grade C-, #26 of 169 statewide, top 17%, 737 students, 23% FRL).
• Market conditions: 335 active listings in the ZIP; 198 units permitted in Gem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gem County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $58,607 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.33% ✓
• Cap rate: 20.05%
• Cash-on-cash: 49.12%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $58,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1508 E Main St #30	0.07mi	2/1.0	685 (-6%)	14mo	$55,000	$80	75
701 Monte Vis #74	0.58mi	2/1.0	728 (0%)	14mo	$59,900	$82	61
701 Monte Vista #32 #32	0.58mi	2/1.0	784 (+8%)	17mo	$60,000	$77	45

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: 46.7%
• Equity multiple: 3.03×
• Total profit: $33,814
• Equity at exit: $8,872

10-year hold

• IRR: 52.5%
• Equity multiple: 6.13×
• Total profit: $85,460
• Equity at exit: $5,144

Cash invested: $16,660 (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 83617

• Active inventory: 335
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$312
• Tax est. 1.5%: −$74 /mo · $892/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $682

Break-even live

Break-even rent $520

Max offer price $59,500

Occupancy floor 46%

Sensitivity live

Price	-10% $723	-5% $703	+0% $682	+5% $661	+10% $641
Rent	-10% $573	-5% $627	+0% $682	+5% $737	+10% $791
Rate	-1.0pp $712	-0.5pp $697	base $682	+0.5pp $667	+1.0pp $651

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   statusdays on market $59,500 Pending 30 DOM
2. 2026-06-18
   days on market $59,500 Active 28 DOM
3. 2026-06-17
   days on market $59,500 Active 27 DOM
4. 2026-06-16
   days on market $59,500 Active 26 DOM
5. 2026-06-15
   days on market $59,500 Active 25 DOM
6. 2026-06-13
   days on market $59,500 Active 23 DOM
7. 2026-06-10
   days on market $59,500 Active 20 DOM
8. 2026-06-09
   days on market $59,500 Active 19 DOM
9. 2026-06-08
   days on market $59,500 Active 18 DOM
10. 2026-06-07
    days on market $59,500 Active 17 DOM
11. 2026-06-05
    days on market $59,500 Active 14 DOM
12. 2026-06-03
    days on market $59,500 Active 13 DOM
13. 2026-06-03
    days on market $59,500 Active 12 DOM
14. 2026-06-01
    days on market $59,500 Active 11 DOM
15. 2026-05-31
    days on market $59,500 Active 10 DOM
16. 2026-05-21
    listed $59,500 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 3/10 Moderate FEMA zone X (shaded) · 18% 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 7/10 Severe 13 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,605
• − Mortgage interest: −$3,333
• − Property taxes: −$892
• − Insurance: −$298
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$1,731
• Taxable income: $7,694
• Est. tax owed @ 24.0%: −$1,847
• After-tax cash flow: $6,337/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 newly updated 2-bedroom, 1-bath manufactured home offers 728 sq ft of comfortable living in Emmett-Gem County. Fresh paint, new flooring, and appliances enhance its curb appeal and value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting exterior — fresh paint improves curb appeal and value
• Both upgrading appliances — newer appliances improve functionality and value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting exterior — fresh paint improves curb appeal and value ↑
• Both upgrading appliances — newer appliances improve functionality and value ↑

ⓘ 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: Emmett Independent District
• NCES district ID: 1601020
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $42,067
• Composite: 32.04/100
• National rank: #5823
• State rank: #73 of 92 in ID

Livability — Emmett

• Score: 68/100
• State rank: #77
• US rank: #9353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emmett, ID
• Population (ZIP): 17,333

Population outlook (Gem County) Hauer SSP2

• Today (2025): 17,343 people
• By 2030: 17,416 · +0.4%
• By 2040: 17,236 · -0.6%
• By 2050: 16,613 · -4.2%
• By 2075: 15,111 · -12.9%
• By 2100: 12,472 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 6% Portuguese 4% Lithuanian 4%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 7% Russian/Polish/Slavic 2%

Political lean MEDSL · Gem

• 2024 margin: Solid R (+66.0) · D 16.0% · R 82.0% · Other 2.0%
• 2008→2024 swing: -23.0pp toward R · 2008: -43.0pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+61.7 2016: R+59.7 2012: R+44.8 2008: R+43.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -186.67%
• Current HPI: 265.361
• 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

• 2026-05-21 Listed $59,500 IMLS