340 E 8th St #19 · Mountain Home, ID 83647-4217

$36,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 118 Days on market

Built 1972 Est $44k · 18% under ↓ 19% since listing

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Why this score? — see what drove the A- 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
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Financing Available! Fully Remodeled and ready for new owners! Fresh paint (interior and exterior), new LVP flooring, updated lighting, bathroom- completely remodeled. Large spacious kitchen with breakfast bar. Stainless steel appliances included. Home is neat and tidy! Bright and Sunny. Great location: downtown is less than a half mile. Walmart is less than 2 miles. Albertsons is just down the street. Hospital is within a short distance. Banks are within 1/2 mile. Off- street parking, paved roads, on-site staff. Quiet community of longtime residents. Park is clean and friendly. Water, sewer, gas and electricity is to be paid by the tenant. The park was built in 2001 and has 33 spaces.

Key facts

• Remodeled
• New lvp flooring
• Updated lighting

Tags

• REMODELED
• NEW LVP FLOORING
• UPDATED LIGHTING
• COMPLETELY REMODELED BATHROOM
• LARGE SPACIOUS KITCHEN
• BREAKFAST BAR

Property features AI

Exterior

• Utilities: City water service
• Home design: Mobile/manufactured home on a rented lot
• Construction: Metal siding; Built in 1972
• Exterior features: Storage shed; Paved road access; Located in a mobile home park

Interior

• Kitchen: Oven/Range (freestanding); Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced-air heating; Wall/window air conditioning unit(s)
• Interior features: Breakfast bar; Laminate counters
• Laundry & utility: Electric water heater; Tank water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $36k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $33k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.7% 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: 1 active listings in the ZIP; 129 units permitted in Elmore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($249 loan paydown + $1k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $32,760 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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 1972 — 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. 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: 3.02% ✓
• Cap rate: 26.66%
• Cash-on-cash: 72.73%
• DSCR: 4.24
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $43,680
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 E 8th N #7	0.06mi	2/1.0	700 (+4%)	10mo	$45,500	$65	81
220 E 10th N Unit L322	0.24mi	1/1.0 (-1)	720 (+7%)	18mo	$45,000	$63	57

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: 77.3%
• Equity multiple: 5.29×
• Total profit: $43,264
• Equity at exit: $16,187

10-year hold

• IRR: 76.8%
• Equity multiple: 10.87×
• Total profit: $99,511
• Equity at exit: $24,946

Cash invested: $10,080 (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 83647-4217

• Active inventory: 1
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $611

Break-even live

Break-even rent $315

Max offer price $36,000

Occupancy floor 39%

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $36,000 Active 118 DOM
2. 2026-06-18
   days on market $36,000 Active 117 DOM
3. 2026-06-17
   days on market $36,000 Active 116 DOM
4. 2026-06-16
   days on market $36,000 Active 115 DOM
5. 2026-06-15
   days on market $36,000 Active 114 DOM
6. 2026-06-14
   days on market $36,000 Active 112 DOM
7. 2026-06-12
   days on market $36,000 Active 111 DOM
8. 2026-06-09
   days on market $36,000 Active 108 DOM
9. 2026-06-08
   days on market $36,000 Active 107 DOM
10. 2026-06-07
    days on market $36,000 Active 106 DOM
11. 2026-06-07
    days on market $36,000 Active 105 DOM
12. 2026-06-04
    days on market $36,000 Active 102 DOM
13. 2026-06-02
    days on market $36,000 Active 101 DOM
14. 2026-06-01
    days on market $36,000 Active 100 DOM
15. 2026-05-31
    days on market $36,000 Active 99 DOM
16. 2026-05-31
    days on market $36,000 Active 98 DOM
17. 2026-05-09
    price $36,000
18. 2026-05-09
    price $279,900
19. 2025-02-21
    listed $44,500 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 7 d/yr ≥98°F today · 16 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: $13,059
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$1,047
• Taxable income: $7,186
• Est. tax owed @ 24.0%: −$1,725
• After-tax cash flow: $5,607/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: 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

• Census place: Mountain Home, ID

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-19.1% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $36,000 IMLS
• 2026-05-09 Price Changed $279,900 IMLS
• 2025-02-21 Listed $44,500 IMLS