850 Parkway Dr #32

Blackfoot, ID 83221

$95,000B-

3 bd · 2.0 ba · 1,296 sqft · Built 2001 · Manufactured · Active · 126 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,350/mo
• Mortgage (P&I): −$498
• Tax + insurance: −$158
• HOA: −$0
• Vac / Maint / Mgmt: −$283
• Net cashflow: $410/mo
• Annual: $4,918/yr
• Cap rate: 11.47%
• Cash-on-cash: 18.49%
• DSCR: 1.82
• 1% rule: 1.42%
• Cash to close: $26,600

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated fair.
• 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).
• It's been on market 126 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• 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.
• 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).
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

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