168 Wisdom Quest Rd · Bonners Ferry, ID 83847

$74,900

2 bd · 1.0 ba · 720 sqft · Manufactured · 92 Days on market

Built 1968 Good condition ↓ 11% 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 +25.7/30.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

* * Price reduced * * !!) SNOWBIRDS, INVESTORS and 1ST Time buyers take note! (SELLER Paying a portion of the lot rent through the END of 2027!!) This is the PERFECT Creekside home ready to enjoy living in year round, to purchase it and have it as a rental investment property or button it up when the temp drops below 50 for 7 days straight and head South! Want fresh fish? Step 20 feet out the back and drop a line in Deep Creek which flows year round! 90 Degrees out in the summer? Walk out back and have a seat in the creek and cool off! Located in a very nicely run establishment, the combination of multiple uses, location and the creek on this one are hard to come by. For this price you c

Key facts

• Creekside home
• Built 1968
• Listed 91 days

Tags

• CREEKSIDE HOME

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Electricity connected
• Home design: Manufactured house (single wide); Residential property / Manufactured Home
• Construction: Block foundation
• Exterior features: Level lot; Waterfront access; View

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Electric forced-air heating
• Interior features: High speed internet; Insulated, double-pane windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($882 rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 0.8% in Bonners Ferry — 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 63/100 on livability (#154 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: amenities F, commute F, employment F.
• Boundary County District (town): math 40% / reading 58% proficiency, ranked #42 of 92 in ID (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Naples Elementary School (math 34% / reading 44%, grade F, #234 of 357 statewide, top 69%, 96 students, 73% FRL); Bonners Ferry High School (math 22% / reading 62%, grade F, #72 of 169 statewide, top 47%, 436 students, 27% FRL).
• Market conditions: 34 active listings in the ZIP; 69 units permitted in Boundary County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($518 loan paydown + $7k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.25%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 3.49×
• Total profit: $52,218
• Equity at exit: $67,476

10-year hold

• IRR: 27.5%
• Equity multiple: 7.91×
• Total profit: $144,826
• Equity at exit: $145,514

Cash invested: $20,972 (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 83847

• Home prices YoY: 10.9%
• Active inventory: 34
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $882 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $179

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 75%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $74,900 Active 92 DOM
2. 2026-06-18
   days on market $74,900 Active 91 DOM
3. 2026-06-17
   days on market $74,900 Active 90 DOM
4. 2026-06-16
   days on market $74,900 Active 89 DOM
5. 2026-06-15
   days on market $74,900 Active 88 DOM
6. 2026-06-14
   days on market $74,900 Active 86 DOM
7. 2026-06-12
   days on market $74,900 Active 85 DOM
8. 2026-06-09
   days on market $74,900 Active 82 DOM
9. 2026-06-08
   days on market $74,900 Active 81 DOM
10. 2026-06-07
    days on market $74,900 Active 80 DOM
11. 2026-06-07
    pricedays on market $74,900 Active 79 DOM
12. 2026-06-04
    days on market $79,500 Active 76 DOM
13. 2026-06-02
    days on market $79,500 Active 75 DOM
14. 2026-06-01
    days on market $79,500 Active 74 DOM
15. 2026-05-31
    days on market $79,500 Active 73 DOM
16. 2026-05-31
    days on market $79,500 Active 72 DOM
17. 2026-05-14
    price $79,500
18. 2026-04-30
    price $82,500
19. 2026-04-13
    price $84,500
20. 2026-03-19
    listed $89,000 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 2/10 Low FEMA zone X · 3% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,584
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$2,179
• Taxable income: $1,018
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $1,906/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 75/100 Cosmetic rehab

This creekside manufactured home is in good condition with a good exterior and interior. Simple updates like painting the exterior and cleaning gutters can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and overall appearance ↑

ⓘ 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: Boundary County District
• NCES district ID: 1600420
• Math proficiency: 40% ▼ -2.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $38,598
• Composite: 40.8/100
• National rank: #3638
• State rank: #42 of 92 in ID

Livability — Bonners Ferry

• Score: 63/100
• State rank: #154
• US rank: #14914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,475

Population outlook (Boundary County) Hauer SSP2

• Today (2025): 11,888 people
• By 2030: 12,068 · +1.5%
• By 2040: 12,132 · +2.1%
• By 2050: 11,952 · +0.5%
• By 2075: 11,265 · -5.2%
• By 2100: 9,878 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 11% Asian 8% Native American 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Subsaharan African 2% Lithuanian 1%
• Foreign-born: 6% · China, South Korea, Canada
• Languages at home: 93% English-only · Korean 3% Chinese 3% Spanish 1%

Political lean MEDSL · Boundary

• 2024 margin: Solid R (+65.4) · D 16.1% · R 81.5% · Other 2.4%
• 2008→2024 swing: -31.7pp toward R · 2008: -33.7pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+58.9 2016: R+55.5 2012: R+42.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.36%
• Current HPI: 257.02
• 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

-10.7% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $79,500 SELMLS
• 2026-04-30 Price Changed $82,500 SELMLS
• 2026-04-13 Price Changed $84,500 SELMLS
• 2026-03-19 Listed $89,000 SELMLS