6 Blue Spruce · Hagerman, ID 83332

$55,000

3 bd · 2.0 ba · 1,664 sqft · Manufactured · 654 Days on market

Built 1975 Fair condition $33/sqft · 33% below area Est $82k · 33% under ↓ 38% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The "Outdoorsman's Paradise" quiet, affordable living in 55 older community in Hagerman. Great Square footage with concept living /dining area. Covered deck in front and screened porch in back with view of Hagerman hills. Chain link fence in front for your special fur friends. Small shop with electrical-could be "man cave, " " she shed" or workroom. This home is an estate sale and is seeking a new owner to give it some T L C . A "must see"! Home warranty to be included. VERY MOTIVATED SELLER

Key facts

• Covered deck
• Small shop
• Screened porch

Tags

• COVERED DECK
• SCREENED PORCH
• CHAIN LINK FENCE
• SMALL SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#79 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• Hagerman Joint District (rural): math 45% / reading 54% proficiency, ranked #40 of 92 in ID (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 52 units permitted in Gooding County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gooding County population projected at -12% 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 654 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 654 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.38% ✓
• Cap rate: 20.60%
• Cash-on-cash: 51.09%
• DSCR: 3.27
• GRM: 3.5

CMA / ARV

• ARV (median comp): $82,500
• List price: $55,000
• Delta: -33.33%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Blue Spruce Dr	0.04mi	3/2.0	1,592 (-4%)	1mo	$125,000	$79	90
#9 Blue Spruce Dr	0.01mi	3/2.0	1,512 (-9%)	5mo	$40,000	$26	80
440 Hagerman Ave E	0.51mi	4/2.0 (+1)	1,680 (+1%)	23mo	$225,000	$134	51

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: 48.9%
• Equity multiple: 3.13×
• Total profit: $32,865
• Equity at exit: $8,201

10-year hold

• IRR: 54.5%
• Equity multiple: 6.36×
• Total profit: $82,468
• Equity at exit: $4,755

Cash invested: $15,400 (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 83332

• Home prices YoY: -13.2%
• Active inventory: 52
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $656

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 45%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-13
   status $55,000 Pending 654 DOM
2. 2026-06-12
   days on market $55,000 Active 654 DOM
3. 2026-06-09
   days on market $55,000 Active 651 DOM
4. 2026-06-08
   days on market $55,000 Active 650 DOM
5. 2026-06-07
   days on market $55,000 Active 649 DOM
6. 2026-06-05
   days on market $55,000 Active 647 DOM
7. 2026-06-04
   days on market $55,000 Active 645 DOM
8. 2026-06-02
   days on market $55,000 Active 644 DOM
9. 2026-06-01
   remarks 560-char remark
10. 2026-06-01
    days on market $55,000 Active 643 DOM
11. 2026-05-31
    days on market $55,000 Active 642 DOM
12. 2026-05-31
    pricedays on market $55,000 Active 641 DOM
13. 2026-03-27
    price $77,950 536-char remark

    Show marketing remark (536 chars)

    The "Outdoorsman's Paradise" quiet, affordable living in 55 older community in Hagerman. Great Square footage with concept living /dining area. Covered deck in front and screened porch in back with view of Hagerman hills. Chain link fence in front for your special fur friends. Small shop with electrical-could be "man cave, " " she shed" or workroom. This home is an estate sale and is seeking a new owner to give it some T L C . A "must see"! Home warranty to be included. VERY MOTIVATED SELLER

14. 2026-02-12
    price $83,900 536-char remark

    Show marketing remark (536 chars)

    The "Outdoorsman's Paradise" quiet, affordable living in 55 older community in Hagerman. Great Square footage with concept living /dining area. Covered deck in front and screened porch in back with view of Hagerman hills. Chain link fence in front for your special fur friends. Small shop with electrical-could be "man cave, " " she shed" or workroom. This home is an estate sale and is seeking a new owner to give it some T L C . A "must see"! Home warranty to be included. VERY MOTIVATED SELLER

15. 2025-06-10
    price $88,500 536-char remark

    Show marketing remark (536 chars)

    The "Outdoorsman's Paradise" quiet, affordable living in 55 older community in Hagerman. Great Square footage with concept living /dining area. Covered deck in front and screened porch in back with view of Hagerman hills. Chain link fence in front for your special fur friends. Small shop with electrical-could be "man cave, " " she shed" or workroom. This home is an estate sale and is seeking a new owner to give it some T L C . A "must see"! Home warranty to be included. VERY MOTIVATED SELLER

16. 2025-05-02
    price $98,500 536-char remark

    Show marketing remark (536 chars)

    The "Outdoorsman's Paradise" quiet, affordable living in 55 older community in Hagerman. Great Square footage with concept living /dining area. Covered deck in front and screened porch in back with view of Hagerman hills. Chain link fence in front for your special fur friends. Small shop with electrical-could be "man cave, " " she shed" or workroom. This home is an estate sale and is seeking a new owner to give it some T L C . A "must see"! Home warranty to be included. VERY MOTIVATED SELLER

17. 2024-10-16
    price $113,500 536-char remark

    Show marketing remark (536 chars)

    The "Outdoorsman's Paradise" quiet, affordable living in 55 older community in Hagerman. Great Square footage with concept living /dining area. Covered deck in front and screened porch in back with view of Hagerman hills. Chain link fence in front for your special fur friends. Small shop with electrical-could be "man cave, " " she shed" or workroom. This home is an estate sale and is seeking a new owner to give it some T L C . A "must see"! Home warranty to be included. VERY MOTIVATED SELLER

18. 2024-10-10
    price $113,000 536-char remark

    Show marketing remark (536 chars)

    The "Outdoorsman's Paradise" quiet, affordable living in 55 older community in Hagerman. Great Square footage with concept living /dining area. Covered deck in front and screened porch in back with view of Hagerman hills. Chain link fence in front for your special fur friends. Small shop with electrical-could be "man cave, " " she shed" or workroom. This home is an estate sale and is seeking a new owner to give it some T L C . A "must see"! Home warranty to be included. VERY MOTIVATED SELLER

19. 2024-08-27
    listed $125,000 Active 536-char remark

    Show marketing remark (536 chars)

    The "Outdoorsman's Paradise" quiet, affordable living in 55 older community in Hagerman. Great Square footage with concept living /dining area. Covered deck in front and screened porch in back with view of Hagerman hills. Chain link fence in front for your special fur friends. Small shop with electrical-could be "man cave, " " she shed" or workroom. This home is an estate sale and is seeking a new owner to give it some T L C . A "must see"! Home warranty to be included. VERY MOTIVATED SELLER

ⓘ 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: $15,732
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$1,600
• Taxable income: $7,434
• Est. tax owed @ 24.0%: −$1,784
• After-tax cash flow: $6,083/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

Fair 45/100 Moderate rehab

This home requires moderate repairs and updates to improve its condition and value. The kitchen and bathroom need significant updates, and the exterior siding shows some wear. Painting and replacing the carpet can also improve the home's curb appeal and value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — outdated and in need of replacement
• Minor exterior siding — moderate wear

Value-add opportunities

• Resale update kitchen cabinets and fixtures — modernizing the kitchen will attract more buyers
• Resale update bathroom fixtures — modernizing the bathroom will attract more buyers
• Both paint interior walls — improves the home's appearance and can be done inexpensively
• Both replace carpeting — improves the home's appearance and can be done inexpensively

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · outdated and in need of replacement	Moderate	$3,000–15,000
exterior siding · moderate wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale update kitchen cabinets and fixtures — modernizing the kitchen will attract more buyers ↑
• Resale update bathroom fixtures — modernizing the bathroom will attract more buyers ↑
• Both paint interior walls — improves the home's appearance and can be done inexpensively ↑
• Both replace carpeting — improves the home's appearance and can be done inexpensively ↑

ⓘ 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: Hagerman Joint District
• NCES district ID: 1601380
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 54% ▲ 9.00%
• Median HH income: $38,737
• Composite: 41.26/100
• National rank: #3524
• State rank: #40 of 92 in ID

Livability — Hagerman

• Score: 68/100
• State rank: #79
• US rank: #9565

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hagerman, ID
• Population (ZIP): 2,608

Population outlook (Gooding County) Hauer SSP2

• Today (2025): 14,760 people
• By 2030: 14,445 · -2.1%
• By 2040: 13,771 · -6.7%
• By 2050: 12,998 · -11.9%
• By 2075: 11,026 · -25.3%
• By 2100: 10,642 · -27.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Gooding

• 2024 margin: Solid R (+60.4) · D 18.6% · R 79.0% · Other 2.4%
• 2008→2024 swing: -18.2pp toward R · 2008: -42.2pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+56.2 2016: R+54.2 2012: R+47.1 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.13%
• Current HPI: 310.7021
• 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

-37.6% since first listed

7 events — show timeline

• 2026-03-27 Price Changed $77,950 IMLS
• 2026-02-12 Price Changed $83,900 IMLS
• 2025-06-10 Price Changed $88,500 IMLS
• 2025-05-02 Price Changed $98,500 IMLS
• 2024-10-16 Price Changed $113,500 IMLS
• 2024-10-10 Price Changed $113,000 IMLS
• 2024-08-27 Listed $125,000 IMLS