2701 N Alder #41 · Fruitland, ID 83619

$99,900

2 bd · 2.0 ba · 938 sqft · Manufactured · 4 Days on market

Built 1992 Good condition Est $77k · 30% over

---

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).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Looking for simple living without giving up storage, updates, or everyday comfort? This home in Neat Retreat, a 55+ community in Fruitland, brings a lot to the table at an approachable price point. The split bedroom layout gives each bedroom its own side of the home, with two bathrooms, a dedicated laundry area, and an easy-flowing main living space connecting the living room, dining area, and kitchen. Inside, you’ll find thoughtful updates including new windows, new flooring, fresh exterior paint, new toilets, a new HVAC unit, and a metal roof installed in 2018. The kitchen offers added cupboards and generous storage, while the exterior keeps the usefulness going with an insulated st

Key facts

• Thoughtful updates
• New flooring
• Split bedroom layout

Tags

• SPLIT BEDROOM LAYOUT
• DEDICATED LAUNDRY AREA
• THOUGHTFUL UPDATES
• NEW WINDOWS
• NEW FLOORING
• FRESH EXTERIOR PAINT

Property features AI

Finance

• HOA & community: Located in an Over-55 community (mobile home park)

Exterior

• Parking: 2 covered parking spaces; 2-space carport; Finished driveway
• Utilities: City water service; Sewer connected; Cable connected; Broadband internet available
• Home design: Mobile/manufactured home on a rented lot; Built in 1992
• Construction: Metal roofing; Manufactured home construction
• Exterior features: Metal roof; Located in a mobile home park; Over-55 community

Interior

• Kitchen: Dishwasher; Freestanding oven/range; Refrigerator; Pantry
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Split bedroom layout; Pantry; Laminate counters
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.9% vs local median 2.9% in Fruitland — 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 71/100 on livability (#51 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Fruitland District (town): math 33% / reading 50% proficiency, ranked #60 of 92 in ID (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fruitland Elementary School (math 38% / reading 40%, grade F, #247 of 357 statewide, top 70%, 557 students, 45% FRL); Fruitland Middle School (math 34% / reading 52%, grade D-, #62 of 109 statewide, top 58%, 510 students, 39% FRL); Fruitland High School (math 27% / reading 62%, grade F, #61 of 169 statewide, top 41%, 542 students, 25% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 111 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 230 units permitted in Payette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

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. 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?
3. 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.
4. 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.
5. 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: 1.36% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.32%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $76,916
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2701 N Alder Dr #68	0.04mi	2/1.0	924 (-2%)	12mo	$73,099	$79	81
2701 N Alder Dr #78	0.04mi	2/1.0	924 (-2%)	17mo	$75,900	$82	77
3100 Alden #10 #10	0.30mi	2/2.0	952 (+2%)	14mo	$60,000	$63	72
2750 Alden Rd #21	0.11mi	3/2.0 (+1)	875 (-7%)	14mo	$73,500	$84	67
2701 N Alder Dr #76 #76	0.04mi	3/2.0 (+1)	1,064 (+13%)	10mo	$85,000	$80	63
3100 Alden Rd #25 Rd	0.30mi	2/1.0	840 (-10%)	8mo	$84,900	$101	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: 7.4%
• Equity multiple: 1.29×
• Total profit: $8,057
• Equity at exit: $14,895

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $38,293
• Equity at exit: $8,638

Cash invested: $27,972 (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 83619

• Home prices YoY: -30.4%
• Active inventory: 111
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $380

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 67%

Sensitivity live

Price	-10% $449	-5% $415	+0% $380	+5% $346	+10% $311
Rent	-10% $273	-5% $327	+0% $380	+5% $434	+10% $487
Rate	-1.0pp $431	-0.5pp $406	base $380	+0.5pp $354	+1.0pp $328

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1241 NE 3rd Ave Ontario, OR	2.0	1.5	1067	$1,006	$0.94	4d	1	1.15mi

Listing history 3 events

1. 2026-06-21
   days on market $99,900 Active 4 DOM
2. 2026-06-18
   remarks 693-char remark
3. 2026-06-18
   listed $99,900 Active 1 DOM

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 18 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: $16,264
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$2,906
• Taxable income: $3,162
• Est. tax owed @ 24.0%: −$759
• After-tax cash flow: $3,805/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 75/100 Cosmetic rehab

This manufactured home in a 55+ community offers a good condition with cosmetic updates, making it a solid investment.

Repairs flagged

• Minor kitchen cabinets — dated design
• Minor bathroom fixtures — dated design
• Minor kitchen flooring — tile flooring

Value-add opportunities

• Resale new kitchen backsplash — modernizes kitchen
• Resale new bathroom vanity — modernizes bathroom
• Both new flooring in living areas — improves aesthetics and comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated design	Minor	$500–3,000
bathroom fixtures · dated design	Minor	$500–3,000
kitchen flooring · tile flooring	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale new kitchen backsplash — modernizes kitchen ↑
• Resale new bathroom vanity — modernizes bathroom ↑
• Both new flooring in living areas — improves aesthetics and comfort ↑

ⓘ 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: Fruitland District
• NCES district ID: 1601140
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $47,510
• Composite: 35.43/100
• National rank: #4933
• State rank: #60 of 92 in ID

Livability — Fruitland

• Score: 71/100
• State rank: #51
• US rank: #6760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruitland, ID
• County: Payette County · 19,928 people
• City population: 8,823
• Metro: Ontario, OR-ID
• Population (ZIP): 8,823
• Household income: $66,267
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 211.0

Population outlook (Payette County) Hauer SSP2

• Today (2025): 23,392 people
• By 2030: 23,523 · +0.6%
• By 2040: 23,792 · +1.7%
• By 2050: 24,002 · +2.6%
• By 2075: 25,286 · +8.1%
• By 2100: 26,673 · +14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Scottish 3% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Payette

• 2024 margin: Solid R (+62.9) · D 17.6% · R 80.4% · Other 2.0%
• 2008→2024 swing: -21.4pp toward R · 2008: -41.5pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+59.3 2016: R+59.9 2012: R+44.0 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.19%
• Current HPI: 266.5112
• Rent YoY: —
• Metro: Ontario, OR-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

1 event — show timeline

• 2026-06-17 Listed $99,900 IMLS