275 W Oak St #55 · Shelley, ID 83274

$65,000

3 bd · 1.0 ba · 938 sqft · Manufactured · 52 Days on market

Built 1980 Good condition ↓ 7% 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 +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located at 275 W Oak St #55 in Shelley, this 3-bedroom, 1-bath manufactured home offers an affordable and move-in ready opportunity with several recent updates already completed. Major improvements include new siding, a new roof, and a brand new HVAC system, along with updated flooring and fresh interior paint throughout. The kitchen features ample cabinet space, an island, and includes a range/oven and refrigerator. Outside, you have an established yard, with no direct backyard neighbors. Conveniently located near a park and with quick access to the old highway for commuting. Schedule your showing today! Lot rent is $475 per month.

Key facts

• New siding
• Updated flooring
• Ample cabinet space

Tags

• NEW SIDING
• NEW ROOF
• NEW HVAC SYSTEM
• UPDATED FLOORING
• FRESH INTERIOR PAINT
• AMPLE CABINET SPACE

Property features AI

Exterior

• Parking: Concrete parking area
• Utilities: Public water; Public sewer
• Home design: One level; Single-story manufactured home; Manufactured home without land
• Construction: Vinyl siding
• Exterior features: Concrete parking

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Refrigerator included; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($899 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#46 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools D+, amenities F.
• Shelley Joint District (town): math 40% / reading 56% proficiency, ranked #39 of 92 in ID (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 141 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.38% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.21%
• DSCR: 1.77
• GRM: 6.0

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: 8.5%
• Equity multiple: 1.34×
• Total profit: $6,105
• Equity at exit: $9,692

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $26,777
• Equity at exit: $5,620

Cash invested: $18,200 (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 83274

• Active inventory: 141
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $899 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $261

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 66%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
347 E Center St Shelley, ID	2.0	1.0	925	$899	$0.97	21d	1	0.61mi

Listing history 11 events

1. 2026-06-08
   status $65,000 Pending 52 DOM
2. 2026-06-07
   days on market $65,000 Active 52 DOM
3. 2026-06-05
   days on market $65,000 Active 49 DOM
4. 2026-06-02
   days on market $65,000 Active 47 DOM
5. 2026-06-01
   days on market $65,000 Active 46 DOM
6. 2026-05-31
   days on market $65,000 Active 45 DOM
7. 2026-05-30
   days on market $65,000 Active 44 DOM
8. 2026-05-09
   status Active
9. 2026-04-29
   status Pending
10. 2026-04-27
    price $65,000
11. 2026-04-06
    listed $70,000 Active

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

Taxation est. · year 1

• Rental income: $10,788
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$1,891
• Taxable income: $2,230
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $2,597/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 Cosmetic rehab

This move-in ready manufactured home has recently undergone several updates, including new siding, roof, HVAC, and interior finishes, making it an attractive investment opportunity.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Replace carpet with hardwood or tile — Improves aesthetics and is durable.
• Both Install new windows — Better energy efficiency and view.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace carpet with hardwood or tile — Improves aesthetics and is durable. ↑
• Both Install new windows — Better energy efficiency and view. ↑

ⓘ 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: Shelley Joint District
• NCES district ID: 1602910
• Math proficiency: 40% ▼ -2.00%
• Reading proficiency: 56% ▲ 4.00%
• Median HH income: $53,142
• Composite: 41.36/100
• National rank: #3492
• State rank: #39 of 92 in ID

Livability — Shelley

• Score: 72/100
• State rank: #46
• US rank: #6231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelley, ID
• Population (ZIP): 11,284

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 8% Vietnamese 1%

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: ▼ -156.20%
• Current HPI: 272.7901
• 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

-7.1% since first listed

4 events — show timeline

• 2026-05-09 Relisted — SRMLS
• 2026-04-29 Pending — SRMLS
• 2026-04-27 Price Changed $65,000 SRMLS
• 2026-04-06 Listed $70,000 SRMLS