165 Hillcrest #75 Ave

American Falls, ID 83211

$28,900B-

3 bd · 2.0 ba · 980 sqft · Built 1981 · Manufactured · Active · 117 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $986/mo
• Mortgage (P&I): −$152
• Tax + insurance: −$48
• HOA: −$0
• Vac / Maint / Mgmt: −$207
• Net cashflow: $579/mo
• Annual: $6,949/yr
• Cap rate: 30.34%
• Cash-on-cash: 85.88%
• DSCR: 4.82
• 1% rule: 3.41%
• Cash to close: $8,092

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $29k.
• 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).
• It's been on market 117 days — a 9% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $26k (9.0% below list) — sets the bar for market timing.
• 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.
• 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).
• Power County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.

Questions for listing agent

• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.