370 W 12th South #26 · Mountain Home, ID 83647

$87,000

3 bd · 2.0 ba · 880 sqft · Manufactured · 5 Days on market

Built 2025 Good condition Est $58k · 50% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming and affordable 3 bedroom, 2 bath single-wide manufactured home offering 880 sq. ft. of comfortable and well-designed living space in Mountain Home. The 2025 Fleetwood Broadmore home features a functional floor plan with an efficient kitchen. Situated on a rented lot, this property offers low-maintenance living with convenient access to shopping, dining, schools and outdoor recreation. This is a great opportunity for affordable homeownership. Lot rent is $550 per month and W/ S/T is an additional $105 per month.

Key facts

• Built 2025
• Listed 5 days

Property features AI

Finance

• Other: Located in MLS area Mtn Home-Elmore - 1500
• Financial info: Annual taxes listed (not included per instructions)

Exterior

• Home design: Mobile/manufactured home on a rented lot; Built in 2024
• Construction: Mobile/manufactured construction
• Exterior features: Located in the Wild Horse Park subdivision; Directions: From Airbase Road, south on S 5th W; east on W 12th S — park is on the left. Or turn left onto S 5th W St/Vera Rd S, then left onto W 12th S St/Haskett St

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: All bedrooms located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $87k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Cap rate 16.7% vs local median 3.1% in Mountain Home — 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 76/100 on livability (#26 in ID, #3,741 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.
• Mountain Home District (town): math 28% / reading 44% proficiency, ranked #78 of 92 in ID (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain Home Sr High School (math 21% / reading 44%, grade F, #117 of 169 statewide, top 70%, 960 students, 33% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 347 active listings in the ZIP; 129 units permitted in Elmore County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Elmore County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,000

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. 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.
3. 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.
4. 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: 1.97% ✓
• Cap rate: 16.67%
• Cash-on-cash: 37.08%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $58,080
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
370 W 12th S #28	0.00mi	3/2.0	880 (0%)	16mo	$90,000	$102	87
215 Dawn Dr	0.24mi	3/2.0	920 (+4%)	1mo	$79,900	$87	81
245 SW Dawn Dr	0.26mi	3/2.0	924 (+5%)	3mo	$69,900	$76	77
235 W 9th	0.31mi	3/2.0	924 (+5%)	1mo	$55,000	$60	76
290 Colleen Dr	0.26mi	3/2.0	910 (+3%)	9mo	$60,000	$66	75
235 Colleen Dr	0.29mi	2/2.0 (-1)	924 (+5%)	6mo	$50,000	$54	69
240 Colleen Dr	0.29mi	2/2.0 (-1)	938 (+7%)	6mo	$54,900	$59	66
265 Dawn Dr	0.23mi	3/2.0	960 (+9%)	10mo	$45,000	$47	65

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 · 6.23% rent growth · sell at horizon

5-year hold

• IRR: 36.6%
• Equity multiple: 2.63×
• Total profit: $39,615
• Equity at exit: $12,972

10-year hold

• IRR: 44.9%
• Equity multiple: 5.99×
• Total profit: $121,544
• Equity at exit: $7,522

Cash invested: $24,360 (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 83647

• Home prices YoY: -31.4%
• Rents YoY: 6.2%
• Active inventory: 347
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $753

Break-even live

Break-even rent $761

Max offer price $87,000

Occupancy floor 51%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   status $87,000 Pending 5 DOM
2. 2026-06-01
   days on market $87,000 Active 5 DOM
3. 2026-05-31
   days on market $87,000 Active 4 DOM
4. 2026-05-31
   days on market $87,000 Active 3 DOM
5. 2026-05-27
   listed $87,000 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 9/10 Extreme
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,566
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$2,531
• Taxable income: $8,131
• Est. tax owed @ 24.0%: −$1,951
• After-tax cash flow: $7,081/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 · 4 photos

Good 80/100 None rehab

This single-wide manufactured home is in good condition with no visible major repairs needed. It offers a good opportunity for affordable homeownership with low-maintenance living and convenient access to amenities.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase both resale and rental value.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Interior updates (paint, minor repairs) — Fresh paint and minor repairs can improve the home's appearance and increase its value.
• Rental HVAC maintenance — A well-maintained HVAC system can attract tenants and increase rental value.
• Rental Lot maintenance — A clean and well-maintained lot can attract tenants and increase rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Interior updates (paint, minor repairs) — Fresh paint and minor repairs can improve the home's appearance and increase its value. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract tenants and increase rental value. ↑
• Rental Lot maintenance — A clean and well-maintained lot can attract tenants and increase rental 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: Mountain Home District
• NCES district ID: 1602250
• Math proficiency: 28% ▼ -5.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $44,262
• Composite: 30.57/100
• National rank: #6203
• State rank: #78 of 92 in ID

Livability — Mountain Home

• Score: 76/100
• State rank: #26
• US rank: #3741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Elmore County · 22,952 people
• City population: 22,952
• Metro: Mountain Home, ID
• Population (ZIP): 22,952
• Household income: $63,760
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 317.0

Population outlook (Elmore County) Hauer SSP2

• Today (2025): 22,644 people
• By 2030: 21,112 · -6.8%
• By 2040: 17,768 · -21.5%
• By 2050: 14,629 · -35.4%
• By 2075: 9,144 · -59.6%
• By 2100: 6,006 · -73.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 13% Asian 3% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 4% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 10% · Canada
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 2% Chinese 1%

Political lean MEDSL · Elmore

• 2024 margin: Solid R (+48.5) · D 24.5% · R 73.0% · Other 2.5%
• 2008→2024 swing: -12.1pp toward R · 2008: -36.4pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+45.5 2016: R+47.0 2012: R+33.9 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.42%
• Current HPI: 236.3087
• Rent YoY: ▲ 6.23%
• Metro: Mountain Home, 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

1 event — show timeline

• 2026-05-27 Listed $87,000 IMLS