729 Liberty Ln · Emmett, ID 83617

$160,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily · 123 Days on market

Built 2018

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see your new home. 3 bed 2 bath home. This 2018 model is a gem and in immaculate shape. Move in ready with all appliances included. Bright kitchen and dining area is very inviting. Brand new carpet. New dishwasher. Stainless steel appliances, rain gutters, ceiling fans, carport. Walk in closet off main bedroom. 12x12 shed with lots of shelving and wired for electricity. Property is landscaped with 3 garden boxes ready to grow your fresh produce. Located in Heritage Place in Emmett. Heritage Place Park is a well kept neighborhood for all ages. Adjacent to Albertsons. Owner pays all utilities Trailer only. Does not come with land. Space rent: $700-750/month Financing options available

Key facts

• Bright kitchen
• Landscaped property
• 12x12 shed

Tags

• BRIGHT KITCHEN
• NEW DISHWASHER
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• 12X12 SHED
• LANDSCAPED PROPERTY

Property features AI

Finance

• Other: Property used as single-family residence
• HOA & community: Located in the Heritage Place subdivision

Exterior

• Parking: Carport (covered) — 1 space
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 2018
• Construction: Composition roof; Built 2018
• Exterior features: Partial fencing; Irrigation sprinkler system; Paved road access; Storage shed

Interior

• Kitchen: Dishwasher; Disposal; Breakfast bar
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom approx. 13 x 13; Bedroom 2 approx. 11 x 10–11; Bedroom 3 approx. 11 x 10
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms; Primary bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Primary bedroom with private bath; Main-level bedrooms; Family room; Walk-in closet(s); Breakfast bar
• Laundry & utility: Electric water heater

🏷️ Possibly a rental listed for sale. The $160,000 price doesn't fit this home's estimated sale value (~$412,776) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 1.0% in Emmett — 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 68/100 on livability (#77 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Emmett Independent District (town): math 33% / reading 43% proficiency, ranked #73 of 92 in ID (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kenneth J Carberry Elementary (math 34% / reading 38%, grade F, #268 of 357 statewide, top 75%, 489 students, 46% FRL); Emmett High School (math 42% / reading 67%, grade C-, #26 of 169 statewide, top 17%, 737 students, 23% FRL).
• Market conditions: 332 active listings in the ZIP; 198 units permitted in Gem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Gem County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $31k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $412,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1350 S Constitution	0.08mi	3/2.0	1,560 (+3%)	5mo	$330,000	$212	87
1732 Sandbar Rd	0.61mi	3/2.0	1,584 (+5%)	1mo	$499,900	$316	63
1677 Haystack Rd	0.51mi	3/2.0	1,362 (-10%)	4mo	$361,699	$266	56
1014 S Boise Ave	0.61mi	3/2.5	1,647 (+9%)	1mo	$449,000	$273	54
906 E 4th	0.64mi	3/1.5	1,392 (-8%)	2mo	$315,000	$226	54
905 E 2nd St	0.73mi	3/1.0	1,490 (-2%)	8mo	$309,000	$207	53
1668 Sandbar Rd	0.52mi	3/2.0	1,694 (+12%)	5mo	$499,900	$295	51
1700 Sandbar Rd	0.57mi	3/2.0	1,694 (+12%)	3mo	$489,750	$289	51
827 S Wardwell	0.46mi	4/1.0 (+1)	1,340 (-11%)	3mo	$315,000	$235	48
203 E 5th St	0.64mi	4/1.0 (+1)	1,392 (-8%)	1mo	$264,000	$190	47
1733 Kayak Rd	0.63mi	3/2.0	1,715 (+13%)	2mo	$507,900	$296	47
907 Portage Way	0.52mi	4/2.0 (+1)	1,712 (+13%)	6mo	$483,959	$283	44

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-11,893
• Equity at exit: $23,857

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $7,785
• Equity at exit: $13,834

Cash invested: $44,800 (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 83617

• Active inventory: 332
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $220

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 82%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-16
   statusdays on market $160,000 Pending 123 DOM
2. 2026-06-15
   days on market $160,000 Active 122 DOM
3. 2026-06-13
   days on market $160,000 Active 120 DOM
4. 2026-06-10
   days on market $160,000 Active 117 DOM
5. 2026-06-09
   pricedays on market $160,000 Active 116 DOM
6. 2026-06-08
   days on market $175,000 Active 115 DOM
7. 2026-06-07
   days on market $175,000 Active 114 DOM
8. 2026-06-05
   days on market $175,000 Active 111 DOM
9. 2026-06-03
   days on market $175,000 Active 110 DOM
10. 2026-06-03
    days on market $175,000 Active 109 DOM
11. 2026-06-01
    days on market $175,000 Active 108 DOM
12. 2026-05-31
    days on market $175,000 Active 107 DOM
13. 2026-05-22
    price $175,000
14. 2026-05-13
    price $168,000
15. 2026-04-27
    price $167,500
16. 2026-04-10
    price $170,000
17. 2026-03-24
    price $175,000
18. 2026-03-09
    price $180,000
19. 2026-02-27
    price $186,000
20. 2026-02-13
    listed $191,000 Active
21. 2019-08-29
    soldstatus Sold
22. 2019-07-19
    status Pending
23. 2019-07-02
    listed $120,000 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,137
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$4,655
• Taxable income: $98
• Est. tax owed @ 24.0%: −$23
• After-tax cash flow: $2,616/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.

Schools (NCES district)

• District: Emmett Independent District
• NCES district ID: 1601020
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $42,067
• Composite: 32.04/100
• National rank: #5823
• State rank: #73 of 92 in ID

Livability — Emmett

• Score: 68/100
• State rank: #77
• US rank: #9353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emmett, ID
• Population (ZIP): 17,333

Population outlook (Gem County) Hauer SSP2

• Today (2025): 17,343 people
• By 2030: 17,416 · +0.4%
• By 2040: 17,236 · -0.6%
• By 2050: 16,613 · -4.2%
• By 2075: 15,111 · -12.9%
• By 2100: 12,472 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 6% Portuguese 4% Lithuanian 4%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 7% Russian/Polish/Slavic 2%

Political lean MEDSL · Gem

• 2024 margin: Solid R (+66.0) · D 16.0% · R 82.0% · Other 2.0%
• 2008→2024 swing: -23.0pp toward R · 2008: -43.0pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+61.7 2016: R+59.7 2012: R+44.8 2008: R+43.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -186.67%
• Current HPI: 265.361
• 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

+45.8% since first listed

11 events — show timeline

• 2026-05-22 Price Changed $175,000 IMLS
• 2026-05-13 Price Changed $168,000 IMLS
• 2026-04-27 Price Changed $167,500 IMLS
• 2026-04-10 Price Changed $170,000 IMLS
• 2026-03-24 Price Changed $175,000 IMLS
• 2026-03-09 Price Changed $180,000 IMLS
• 2026-02-27 Price Changed $186,000 IMLS
• 2026-02-13 Listed $191,000 IMLS
• 2019-08-29 Sold (MLS) — IMLS
• 2019-07-19 Pending — IMLS
• 2019-07-02 Listed $120,000 IMLS