910 Moonglo #49 · Buhl, ID 83316

$60,000

3 bd · 2.0 ba · 1,323 sqft · Manufactured · 113 Days on market

Built 1985

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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
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into comfort and community in this well cared for 3 bed, 2 bath home nestled with a welcoming 55+ neighborhood. Designed for easy living, the layout offers generous living space, abundant natural light, and a private primary retreat. Located just minutes from local conveniences, you will love the balance of quiet community living with quick access to town. Perfect for those ready to enjoy a simplified lifestyle without sacrificing space.

Key facts

• Parking
• Built 1985
• Listed 113 days

Property features AI

Finance

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

Exterior

• Parking: Covered carport space for 1 vehicle
• Utilities: Community water service; Sewer connected; Cable connected
• Home design: Mobile/manufactured home on a rented lot; Located in an over-55 community; Single-family use in a mobile home park
• Construction: Built in 1985
• Exterior features: Composition roof; Skylight(s); Automatic sprinkler system

Interior

• Kitchen: Dishwasher; Garbage disposal; Freestanding oven/range; Refrigerator; Electric water heater
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Primary bedroom has a private bath; Split bedroom floorplan
• Laundry & utility: Washer/dryer hook-ups (implied by appliances and utilities)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.6% vs local median 2.1% in Buhl — 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 69/100 on livability (#66 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Buhl Joint District (rural): math 29% / reading 38% proficiency, ranked #80 of 92 in ID (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buhl High School (math 27% / reading 37%, grade F, #119 of 169 statewide, top 73%, 360 students, 32% FRL) — zoned schools average 32% FRL vs 56% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 115 active listings in the ZIP; 636 units permitted in Twin Falls County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Twin Falls County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $40k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 2.59% ✓
• Cap rate: 22.59%
• Cash-on-cash: 58.22%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $171,990
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Moonglo Rd #14	0.20mi	3/2.0	1,404 (+6%)	2mo	$162,500	$116	79
910 Moonglo Rd #57	0.20mi	3/2.0	1,296 (-2%)	14mo	$195,000	$150	76
910 Moonglo #18	0.20mi	3/2.0	1,350 (+2%)	19mo	$175,000	$130	72
910 Moonglo Rd #88	0.19mi	2/2.0 (-1)	1,491 (+13%)	11mo	$134,900	$90	56

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: 56.8%
• Equity multiple: 3.51×
• Total profit: $42,212
• Equity at exit: $8,946

10-year hold

• IRR: 61.7%
• Equity multiple: 7.17×
• Total profit: $103,697
• Equity at exit: $5,188

Cash invested: $16,800 (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 83316

• Home prices YoY: -26.4%
• Active inventory: 115
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,557 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $815

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 43%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $60,000 Active 113 DOM
2. 2026-06-17
   pricedays on market $60,000 Active 112 DOM
3. 2026-06-16
   days on market $70,000 Active 111 DOM
4. 2026-06-15
   days on market $70,000 Active 110 DOM
5. 2026-06-13
   days on market $70,000 Active 108 DOM
6. 2026-06-12
   days on market $70,000 Active 107 DOM
7. 2026-06-09
   days on market $70,000 Active 104 DOM
8. 2026-06-09
   price $70,000 Active 103 DOM
9. 2026-06-08
   days on market $75,000 Active 103 DOM
10. 2026-06-07
    days on market $75,000 Active 102 DOM
11. 2026-06-07
    days on market $75,000 Active 101 DOM
12. 2026-06-04
    days on market $75,000 Active 98 DOM
13. 2026-06-02
    days on market $75,000 Active 97 DOM
14. 2026-06-01
    days on market $75,000 Active 96 DOM
15. 2026-05-31
    days on market $75,000 Active 95 DOM
16. 2026-05-31
    days on market $75,000 Active 94 DOM
17. 2026-05-21
    status Pending
18. 2026-04-21
    price $75,000
19. 2026-03-28
    price $80,000
20. 2026-03-08
    price $89,500
21. 2026-03-05
    status Active
22. 2026-02-23
    historical
23. 2026-02-09
    listed $99,500 Active
24. 2008-09-10
    listed $65,500

ⓘ 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 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,679
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$1,745
• Taxable income: $9,384
• Est. tax owed @ 24.0%: −$2,252
• After-tax cash flow: $7,528/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: Buhl Joint District
• NCES district ID: 1600480
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $39,830
• Composite: 28.1/100
• National rank: #6826
• State rank: #80 of 92 in ID

Livability — Buhl

• Score: 69/100
• State rank: #66
• US rank: #8278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buhl, ID
• Population (ZIP): 10,075

Population outlook (Twin Falls County) Hauer SSP2

• Today (2025): 92,642 people
• By 2030: 97,900 · +5.7%
• By 2040: 108,553 · +17.2%
• By 2050: 119,443 · +28.9%
• By 2075: 146,906 · +58.6%
• By 2100: 168,212 · +81.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 8%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 4% Iranian 4% Russian 2%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Twin Falls

• 2024 margin: Solid R (+48.8) · D 24.2% · R 73.1% · Other 2.7%
• 2008→2024 swing: -12.1pp toward R · 2008: -36.7pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+45.0 2016: R+44.6 2012: R+43.5 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.32%
• Current HPI: 298.5092
• 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

+14.5% since first listed

8 events — show timeline

• 2026-05-21 Pending — IMLS
• 2026-04-21 Price Changed $75,000 IMLS
• 2026-03-28 Price Changed $80,000 IMLS
• 2026-03-08 Price Changed $89,500 IMLS
• 2026-03-05 Relisted — IMLS
• 2026-02-23 Listing Removed — IMLS
• 2026-02-09 Listed $99,500 IMLS
• 2008-09-10 Listed $65,500 IMLS