370 W 12th S #24 · Mountain Home, ID 83647

$95,000

3 bd · 2.0 ba · 880 sqft · Manufactured · 30 Days on market

Built 2026 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Want an alternative to renting??? Take a look at the "Legacy" floor plan part of the Broadmore Series from Cavco Nampa. Thoughtfully designed, this home features an open concept in the kitchen and living areas, split bedrooms for additional privacy and a utility area. Located in one of the newest manufactured home parks in Mountain Home, this property is centrally located and would be an easy commute to MHAFB or downtown. Buyers must receive park approval prior to closing by submitting an application. Lot rent is $550.00 per month. Utilities are not included in the lot rent. Homes are all electric and on city water, sewer and trash service. Make an appointment to view today. Taxe

Key facts

• Open concept
• Utility area
• Centrally located

Tags

• OPEN CONCEPT
• SPLIT BEDROOMS
• UTILITY AREA
• CENTRALLY LOCATED
• EASY COMMUTE

Property features AI

Finance

• Other: Private road frontage
• HOA & community: Located in Wild Horse Park (mobile home community)

Exterior

• Utilities: City water service; Sewer connected; Cable connected; Broadband internet
• Home design: Mobile/manufactured home on a rented lot; New construction (2026)
• Construction: Built in 2026; Other-style roof; Manufactured home by Cavco Idaho
• Exterior features: Manual sprinkler system; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Freestanding oven/range; Refrigerator; Laminate counters
• Bedrooms: 3 bedrooms — all on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Primary bedroom with private bath; Walk-in closet(s); Laminate countertops
• Laundry & utility: Utility room on the main level; Electric water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 3.0% 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: West Elementary School (math 37% / reading 37%, grade F, #255 of 357 statewide, top 74%, 520 students, 50% FRL); Hacker Middle School (math 24% / reading 40%, grade F, #90 of 109 statewide, top 84%, 552 students, 45% FRL); Mountain Home Sr High School (math 21% / reading 44%, grade F, #117 of 169 statewide, top 70%, 960 students, 33% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 355 active listings in the ZIP; 129 units permitted in Elmore County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 + 6.2% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.80% ✓
• Cap rate: 15.10%
• Cash-on-cash: 31.46%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $58,080
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
370 W 12th S #28	0.00mi	3/2.0	880 (0%)	16mo	$90,000	$102	86
215 Dawn Dr	0.24mi	3/2.0	920 (+4%)	1mo	$79,900	$87	81
245 SW Dawn Dr	0.26mi	3/2.0	924 (+5%)	3mo	$69,900	$76	77
235 W 9th	0.31mi	3/2.0	924 (+5%)	1mo	$55,000	$60	76
290 Colleen Dr	0.26mi	3/2.0	910 (+3%)	9mo	$60,000	$66	75
235 Colleen Dr	0.29mi	2/2.0 (-1)	924 (+5%)	6mo	$50,000	$54	68
240 Colleen Dr	0.29mi	2/2.0 (-1)	938 (+7%)	6mo	$54,900	$59	66
265 Dawn Dr	0.23mi	3/2.0	960 (+9%)	10mo	$45,000	$47	65

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 · 6.23% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.31×
• Total profit: $34,798
• Equity at exit: $14,165

10-year hold

• IRR: 39.1%
• Equity multiple: 5.24×
• Total profit: $112,815
• 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 83647

• Home prices YoY: -31.4%
• Rents YoY: 6.2%
• Active inventory: 355
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $697

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 54%

Sensitivity live

Price	-10% $763	-5% $730	+0% $697	+5% $665	+10% $632
Rent	-10% $562	-5% $630	+0% $697	+5% $765	+10% $833
Rate	-1.0pp $745	-0.5pp $722	base $697	+0.5pp $673	+1.0pp $648

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 20 events

1. 2026-06-21
   days on market $95,000 Active 30 DOM
2. 2026-06-19
   days on market $95,000 Active 28 DOM
3. 2026-06-18
   days on market $95,000 Active 27 DOM
4. 2026-06-17
   days on market $95,000 Active 26 DOM
5. 2026-06-16
   days on market $95,000 Active 25 DOM
6. 2026-06-15
   days on market $95,000 Active 24 DOM
7. 2026-06-14
   days on market $95,000 Active 22 DOM
8. 2026-06-12
   days on market $95,000 Active 21 DOM
9. 2026-06-09
   days on market $95,000 Active 18 DOM
10. 2026-06-08
    days on market $95,000 Active 17 DOM
11. 2026-06-07
    days on market $95,000 Active 16 DOM
12. 2026-06-07
    days on market $95,000 Active 15 DOM
13. 2026-06-04
    days on market $95,000 Active 12 DOM
14. 2026-06-02
    days on market $95,000 Active 11 DOM
15. 2026-06-01
    days on market $95,000 Active 10 DOM
16. 2026-05-31
    days on market $95,000 Active 9 DOM
17. 2026-05-31
    days on market $95,000 Active 8 DOM
18. 2026-05-22
    listed $95,000 Active
19. 2026-03-30
    historical
20. 2026-03-12
    listed $95,000 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 9/10 Extreme
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°F today · 15 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: $20,566
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$2,764
• Taxable income: $7,290
• Est. tax owed @ 24.0%: −$1,750
• After-tax cash flow: $6,619/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 manufactured home is in excellent condition with modern finishes and a good location. It is move-in ready and would be an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Upgrading appliances — Modernizes kitchen and appeals to buyers
• Both Adding smart home features — Enhances convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Upgrading appliances — Modernizes kitchen and appeals to buyers ↑
• Both Adding smart home features — Enhances convenience and adds 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: 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

• County: Elmore County · 22,952 people
• City population: 22,952
• Metro: Mountain Home, ID
• Population (ZIP): 22,952
• Household income: $63,760
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 317.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 13% Asian 3% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 4% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 10% · Canada
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 2% Chinese 1%

Political lean MEDSL · Elmore

• 2024 margin: Solid R (+48.5) · D 24.5% · R 73.0% · Other 2.5%
• 2008→2024 swing: -12.1pp toward R · 2008: -36.4pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+45.5 2016: R+47.0 2012: R+33.9 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.42%
• Current HPI: 236.3087
• Rent YoY: ▲ 6.23%
• Metro: Mountain Home, 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

+0.0% since first listed

3 events — show timeline

• 2026-05-22 Listed $95,000 IMLS
• 2026-03-30 Listing Removed — IMLS
• 2026-03-12 Listed $95,000 IMLS