165 Hillcrest #75 Ave · American Falls, ID 83211

$28,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 117 Days on market

Built 1981 ↓ 40% since listing

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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 +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful investment property. Tenant has signed a one year lease. Modern and Efficient Tiny Home with a loft ! Experience the freedom of minimalist living in this beautifully crafted tiny home! Featuring a cozy sleeping loft, efficient mini split system for heating and cooling, and smart use of space throughout. The open floor plan offers a functional kitchen, full bathroom, and bright living area filled with natural light. Perfect as a primary residence or a fishing cabin! Rented Lot. You pay Lot space and water, sewer, garbage. Call today for your private or virtual showing!

Key facts

• Built 1981
• Listed 116 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home (manufactured without land); Residential property
• Construction: Metal siding; 980 above-grade finished area
• Exterior features: Metal roof

Interior

• Kitchen: Range, Oven, Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (2 on the main level)
• Heating & cooling: Electric forced-air heating
• Interior features: Range, Oven, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $29k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $29k).
• Recommended offer: $26k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#35 in ID, #4,666 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• American Falls Joint District (town): math 25% / reading 38% proficiency, ranked #83 of 92 in ID (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hillcrest Elementary School (374 students, 69% FRL); William Thomas Middle School (math 22% / reading 30%, grade F, #102 of 109 statewide, top 95%, 351 students, 58% FRL); American Falls Academy (33 students, 58% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 78 active listings in the ZIP; 1 units permitted in Power County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $200 of loan paydown is wiped out by about $867 of value loss. Plan a longer hold.
• Power County population projected at -13% 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $26,299 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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.
6. 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.
7. 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: 3.41% ✓
• Cap rate: 30.34%
• Cash-on-cash: 85.88%
• DSCR: 4.82
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 86.4%
• Equity multiple: 4.98×
• Total profit: $32,216
• Equity at exit: $4,309

10-year hold

• IRR: 89.5%
• Equity multiple: 10.34×
• Total profit: $75,607
• Equity at exit: $2,499

Cash invested: $8,092 (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 83211

• Active inventory: 78
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $434/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $579

Break-even live

Break-even rent $253

Max offer price $28,900

Occupancy floor 36%

Sensitivity live

Price	-10% $599	-5% $589	+0% $579	+5% $569	+10% $559
Rent	-10% $501	-5% $540	+0% $579	+5% $618	+10% $657
Rate	-1.0pp $594	-0.5pp $586	base $579	+0.5pp $572	+1.0pp $564

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: $7,225
• Closing costs: $867
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $28,900 Active 117 DOM
2. 2026-06-19
   days on market $28,900 Active 115 DOM
3. 2026-06-18
   days on market $28,900 Active 114 DOM
4. 2026-06-17
   days on market $28,900 Active 113 DOM
5. 2026-06-16
   days on market $28,900 Active 112 DOM
6. 2026-06-15
   days on market $28,900 Active 111 DOM
7. 2026-06-14
   days on market $28,900 Active 109 DOM
8. 2026-06-13
   pricedays on market $28,900 Active 108 DOM
9. 2026-06-10
   days on market $29,900 Active 106 DOM
10. 2026-06-09
    days on market $29,900 Active 105 DOM
11. 2026-06-08
    days on market $29,900 Active 104 DOM
12. 2026-06-07
    days on market $29,900 Active 103 DOM
13. 2026-06-03
    days on market $29,900 Active 99 DOM
14. 2026-06-02
    days on market $29,900 Active 98 DOM
15. 2026-06-01
    days on market $29,900 Active 97 DOM
16. 2026-05-31
    days on market $29,900 Active 96 DOM
17. 2026-05-30
    days on market $29,900 Active 95 DOM
18. 2026-02-24
    listed $29,900 Active
19. 2026-02-23
    listed $69,900 Active
20. 2026-01-19
    listed $49,900 Active 584-char remark

    Show marketing remark (584 chars)

    Wonderful investment property. Tenant has signed a one year lease. Modern and Efficient Tiny Home with a loft ! Experience the freedom of minimalist living in this beautifully crafted tiny home! Featuring a cozy sleeping loft, efficient mini split system for heating and cooling, and smart use of space throughout. The open floor plan offers a functional kitchen, full bathroom, and bright living area filled with natural light. Perfect as a primary residence or a fishing cabin! Rented Lot. You pay Lot space and water, sewer, garbage. Call today for your private or virtual showing!

21. 2025-10-10
    price $37,000
22. 2025-06-09
    listed $49,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,830
• − Mortgage interest: −$1,619
• − Property taxes: −$434
• − Insurance: −$144
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$841
• Taxable income: $6,900
• Est. tax owed @ 24.0%: −$1,656
• After-tax cash flow: $5,293/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: American Falls Joint District
• NCES district ID: 1600060
• Math proficiency: 25% ▼ -2.00%
• Reading proficiency: 38% ▼ -3.00%
• Median HH income: $43,516
• Composite: 26.78/100
• National rank: #7126
• State rank: #83 of 92 in ID

Livability — American Falls

• Score: 74/100
• State rank: #35
• US rank: #4666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: American Falls, ID
• Population (ZIP): 6,543

Population outlook (Power County) Hauer SSP2

• Today (2025): 7,086 people
• By 2030: 6,830 · -3.6%
• By 2040: 6,436 · -9.2%
• By 2050: 6,142 · -13.3%
• By 2075: 6,095 · -14.0%
• By 2100: 6,465 · -8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 39% Two or more races 12% Black 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 66% English-only · Spanish 33%

Political lean MEDSL · Power

• 2024 margin: Solid R (+45.1) · D 26.0% · R 71.1% · Other 2.9%
• 2008→2024 swing: -19.5pp toward R · 2008: -25.6pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+40.5 2016: R+35.1 2012: R+30.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -181.90%
• Current HPI: 226.9305
• 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

-40.1% since first listed

5 events — show timeline

• 2026-02-24 Listed $29,900 PCTMLS
• 2026-02-23 Listed $69,900 PCTMLS
• 2026-01-19 Listed $49,900 PCTMLS
• 2025-10-10 Price Changed $37,000 PCTMLS
• 2025-06-09 Listed $49,900 PCTMLS