850 Parkway Dr #32 · Blackfoot, ID 83221

$95,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured · 126 Days on market

Built 2001 Fair condition ↓ 9% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Well kept manufactured home in Parkside Mobile Estates. This home has been freshly painted and features a spacious master with walk in closet, attached bath with shower and soaker tub. A large dining area and bright living room. The well established yard has a full sprinkler system and flower beds. One single carport and two exterior storage sheds!

Key facts

• Bright living room
• Walk in closet
• Attached bath

Tags

• WALK IN CLOSET
• ATTACHED BATH
• SOAKER TUB
• LARGE DINING AREA
• BRIGHT LIVING ROOM
• FULL SPRINKLER SYSTEM

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured home (without land); Single level / 1 story
• Construction: Vinyl siding
• Exterior features: Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Forced air; Ceiling fan(s)
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#8 in ID, #904 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• Blackfoot District (town): math 34% / reading 45% proficiency, ranked #69 of 92 in ID (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ridge Crest Elementary School (math 47% / reading 47%, grade D-, #176 of 357 statewide, top 53%, 374 students, 51% FRL); Mountain View Middle School (math 33% / reading 46%, grade F, #72 of 109 statewide, top 67%, 588 students, 47% FRL); Blackfoot High School (math 26% / reading 47%, grade F, #105 of 169 statewide, top 63%, 1,286 students, 40% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 282 active listings in the ZIP; solid renter incomes; 251 units permitted in Bingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bingham County population projected at -23% 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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. 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: 1.42% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.49%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.2%
• Equity multiple: 1.40×
• Total profit: $10,727
• Equity at exit: $14,165

10-year hold

• IRR: 19.3%
• Equity multiple: 2.62×
• Total profit: $43,032
• Equity at exit: $8,214

Cash invested: $26,600 (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 83221

• Active inventory: 282
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $410

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 65%

Sensitivity live

Price	-10% $475	-5% $443	+0% $410	+5% $377	+10% $344
Rent	-10% $303	-5% $356	+0% $410	+5% $463	+10% $516
Rate	-1.0pp $458	-0.5pp $434	base $410	+0.5pp $385	+1.0pp $360

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $95,000 Active 126 DOM
2. 2026-06-18
   days on market $95,000 Active 125 DOM
3. 2026-06-17
   days on market $95,000 Active 124 DOM
4. 2026-06-16
   days on market $95,000 Active 123 DOM
5. 2026-06-15
   days on market $95,000 Active 122 DOM
6. 2026-06-14
   days on market $95,000 Active 120 DOM
7. 2026-06-12
   days on market $95,000 Active 119 DOM
8. 2026-06-09
   days on market $95,000 Active 116 DOM
9. 2026-06-08
   days on market $95,000 Active 115 DOM
10. 2026-06-07
    days on market $95,000 Active 114 DOM
11. 2026-06-05
    days on market $95,000 Active 111 DOM
12. 2026-06-03
    days on market $95,000 Active 110 DOM
13. 2026-06-02
    days on market $95,000 Active 109 DOM
14. 2026-06-01
    days on market $95,000 Active 108 DOM
15. 2026-05-31
    days on market $95,000 Active 107 DOM
16. 2026-05-30
    days on market $95,000 Active 106 DOM
17. 2026-04-06
    price $105,000
18. 2026-02-14
    listed $115,000 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,197
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,764
• Taxable income: $3,621
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $4,049/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 · 13 photos

Fair 45/100 Cosmetic rehab

A well-maintained manufactured home with average condition, requiring minor repairs and cleaning to enhance its resale and rental value.

Repairs flagged

• Minor ceiling fans — need cleaning or replacement
• Minor light fixtures — need cleaning or replacement

Value-add opportunities

• Resale painting — enhances curb appeal and interior aesthetics
• Both cleaning — improves overall appearance and functionality
• Resale upgrading light fixtures — modernizes the home and improves energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling fans · need cleaning or replacement	Minor	$500–3,000
light fixtures · need cleaning or replacement	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale painting — enhances curb appeal and interior aesthetics ↑
• Both cleaning — improves overall appearance and functionality ↑
• Resale upgrading light fixtures — modernizes the home and improves energy efficiency ↑

ⓘ 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: Blackfoot District
• NCES district ID: 1600270
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $43,903
• Composite: 33.46/100
• National rank: #5455
• State rank: #69 of 92 in ID

Livability — Blackfoot

• Score: 83/100
• State rank: #8
• US rank: #904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blackfoot, ID
• County: Bingham County · 29,081 people
• City population: 29,081
• Metro: Blackfoot, ID
• Population (ZIP): 29,081
• Household income: $75,172
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 286.0

Population outlook (Bingham County) Hauer SSP2

• Today (2025): 42,176 people
• By 2030: 40,396 · -4.2%
• By 2040: 36,693 · -13.0%
• By 2050: 32,485 · -23.0%
• By 2075: 21,927 · -48.0%
• By 2100: 12,716 · -69.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 8% Native American 5%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Bingham

• 2024 margin: Solid R (+59.6) · D 18.8% · R 78.4% · Other 2.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -45.5pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+55.6 2016: R+48.0 2012: R+54.6 2008: R+45.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -176.20%
• Current HPI: 252.1938
• Rent YoY: —
• Metro: Blackfoot, 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

-8.7% since first listed

2 events — show timeline

• 2026-04-06 Price Changed $105,000 SRMLS
• 2026-02-14 Listed $115,000 SRMLS