1220 N 4th #22.5 · Parma, ID 83660

$110,000

3 bd · 2.0 ba · 1,026 sqft · Manufactured public records · 84 Days on market

Built 2023 Good condition Est $133k · 18% under $600/mo HOA · 39% of rent ↓ 19% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• 1% rule +9.1/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Like New 2023 Champion Home located in the peaceful and quiet Quail Ridge Estates community. Lightly lived in with an open feel, vaulted ceilings, beautiful LVP flooring and stainless steel Whirlpool kitchen appliances that are included in the sale! Kitchen is equipped with an island for dining that also has storage, a deep farm sink, ample cabinets, under sink RO system and water softener. Other features include large bedrooms, a dedicated laundry room and spacious bathroom with walk in shower. Outside the home you'll notice the curb appeal the landscaping provides, large parking apron along with an included storage shed! Open to all ages this park provides easy access to Hwy 95 and all th

Key facts

• Built 2023
• Listed 84 days

Property features AI

Finance

• Other: Located in a mobile home park
• HOA & community: Monthly association fee of $600; Located in Quail Ridge Estates subdivision

Exterior

• Utilities: City water service; Sewer connected; Paved road access
• Home design: Mobile/manufactured home on a rented lot
• Construction: Built in 2023; Architectural-style roof
• Exterior features: Corner lot; Small lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Freestanding oven/range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Kitchen island; Laminate countertops
• Laundry & utility: Washer and dryer; Electric water heater; Owned water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-42 ($-501/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (6.7% below list).
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 2.4% in Parma — 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 68/100 on livability (#86 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Parma District (rural): math 41% / reading 59% proficiency, ranked #35 of 92 in ID (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Parma High School (math 27% / reading 57%, grade F, #72 of 169 statewide, top 47%, 334 students, 31% FRL) — zoned schools average 31% FRL vs 52% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 70 active listings in the ZIP; 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Canyon County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $102,630 (6.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.41% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $133,380
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 N 4th St #64	0.00mi	3/2.0	1,098 (+7%)	8mo	$63,900	$58	82
1220 N 4th St #30	0.00mi	3/2.0	1,152 (+12%)	11mo	$150,000	$130	70

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-20,147
• Equity at exit: $16,401

10-year hold

• IRR: -10.3%
• Equity multiple: 0.36×
• Total profit: $-19,606
• Equity at exit: $9,511

Cash invested: $30,800 (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 83660

• Home prices YoY: -16.2%
• Active inventory: 70
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$46
• HOA: −$600
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-42

Break-even live

Break-even rent $1,603

Max offer price $102,630

Occupancy floor 98%

Sensitivity live

Price	-10% $21	-5% $-11	+0% $-42	+5% $-73	+10% $-104
Rent	-10% $-164	-5% $-103	+0% $-42	+5% $20	+10% $81
Rate	-1.0pp $14	-0.5pp $-14	base $-42	+0.5pp $-70	+1.0pp $-99

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: waterlandscapingpool

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 84 DOM
2. 2026-06-17
   days on market $110,000 Active 83 DOM
3. 2026-06-16
   days on market $110,000 Active 82 DOM
4. 2026-06-15
   days on market $110,000 Active 81 DOM
5. 2026-06-13
   days on market $110,000 Active 79 DOM
6. 2026-06-10
   days on market $110,000 Active 76 DOM
7. 2026-06-09
   days on market $110,000 Active 75 DOM
8. 2026-06-08
   days on market $110,000 Active 74 DOM
9. 2026-06-07
   days on market $110,000 Active 73 DOM
10. 2026-06-03
    days on market $110,000 Active 69 DOM
11. 2026-06-03
    days on market $110,000 Active 68 DOM
12. 2026-06-01
    days on market $110,000 Active 67 DOM
13. 2026-05-31
    days on market $110,000 Active 66 DOM
14. 2026-04-06
    price $110,000
15. 2026-03-26
    listed $135,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $525 · $44/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$234/yr (+$19/mo · 44.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,603
• − Mortgage interest: −$6,162
• − Property taxes: −$525
• − Insurance: −$550
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − HOA: −$7,200
• − Depreciation: −$3,200
• Taxable loss: −$2,010
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $-18/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 80/100 None rehab

This 2023 Champion manufactured home is in excellent condition with good curb appeal and modern features. It's move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace countertops — Modern countertops can increase both resale and rental value
• Both Install smart home devices — Smart home devices can improve energy efficiency and add value
• Both Add outdoor lighting — Outdoor lighting can enhance curb appeal and safety
• Both Upgrade flooring in bathrooms — Upgraded flooring can improve both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace countertops — Modern countertops can increase both resale and rental value ↑
• Both Install smart home devices — Smart home devices can improve energy efficiency and add value ↑
• Both Add outdoor lighting — Outdoor lighting can enhance curb appeal and safety ↑
• Both Upgrade flooring in bathrooms — Upgraded flooring can improve both resale and 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: Parma District
• NCES district ID: 1602550
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 59% ▲ 5.00%
• Median HH income: $42,076
• Composite: 41.96/100
• National rank: #3346
• State rank: #35 of 92 in ID

Livability — Parma

• Score: 68/100
• State rank: #86
• US rank: #9964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parma, ID
• Population (ZIP): 6,401

Population outlook (Canyon County) Hauer SSP2

• Today (2025): 248,853 people
• By 2030: 269,596 · +8.3%
• By 2040: 311,081 · +25.0%
• By 2050: 350,809 · +41.0%
• By 2075: 441,884 · +77.6%
• By 2100: 505,641 · +103.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 31% Two or more races 13%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Iranian 2% Slovak 2% Portuguese 2%
• Foreign-born: 8% · Canada
• Languages at home: 80% English-only · Spanish 19%

Political lean MEDSL · Canyon

• 2024 margin: Solid R (+46.6) · D 25.4% · R 72.0% · Other 2.5%
• 2008→2024 swing: -11.4pp toward R · 2008: -35.2pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+39.7 2016: R+41.8 2012: R+37.1 2008: R+35.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.27%
• Current HPI: 363.8381
• 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

-18.5% since first listed

2 events — show timeline

• 2026-04-06 Price Changed $110,000 IMLS
• 2026-03-26 Listed $135,000 IMLS

Property tax history

-24.0%/yr

Latest (2025): $525 · -24.0% YoY. Source: county tax records.