411 N Almon #415 · Moscow, ID 83843

$73,500

2 bd · 2.0 ba · 924 sqft · Manufactured · 29 Days on market

Built 1995 Good condition Est $60k · 22% over

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +4.8/5.0
• Schools +4.7/10.0
• Livability +4.4/5.0
• Condition / age +3.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the most desirable mobile home living in Moscow, Robinson MH Park. This move-in ready1995 mobile home offers 2 bedrooms / 2 bathrooms, providing a spacious and inviting living environment. The Freestanding Range/Hood is new, Dishwasher, Refrigerator, Washer & Dryer(new), Window A. C (2), Partial fence, Shed 12/x12' (new), roof is approximately 6 yrs old, Updated flooring LVT and carpet. Remodeled bathrooms. BUYER MUST APPLY AND BE ACCEPTED BY ROBINSON MH PARK.

Key facts

• Shed 12x12
• Updated flooring lvt
• Remodeled bathrooms

Tags

• FREESTANDING RANGE/HOOD
• UPDATED FLOORING LVT
• REMODELED BATHROOMS
• PARTIAL FENCE
• SHED 12X12

Property features AI

Exterior

• Utilities: City water service; Sewer connected; Electricity connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1995
• Construction: Built in 1995; Composition roof
• Exterior features: Full wood fencing; Composition roof; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Oven/Range (freestanding); Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Wall/window air conditioning unit(s)
• Interior features: Primary bedroom with private bath; Breakfast bar; Laminate counters
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $74k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $74k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 1.1% in Moscow — 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 87/100 on livability (#2 in ID, #273 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: employment F.
• Moscow District (town): math 47% / reading 67% proficiency, ranked #17 of 92 in ID (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Park Elementary School (173 students, 44% FRL); Moscow High School (math 47% / reading 77%, grade B-, #16 of 169 statewide, top 10%, 769 students, 16% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising fast (+9.0%/yr); 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 199 units permitted in Latah County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $508 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Latah County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago 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.

Recommended offer $72,397 (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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.31% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.64%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $60,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 N Almon St. #304 St	0.00mi	2/1.0	924 (0%)	1mo	$72,900	$79	95
411 N Almon #305	0.03mi	3/1.0 (+1)	924 (0%)	8mo	$41,795	$45	83
411 N Almon #605	0.00mi	3/1.0 (+1)	924 (0%)	10mo	$56,000	$61	83
411 N Almon St #213	0.00mi	3/1.0 (+1)	924 (0%)	10mo	$60,000	$65	82
411 N Almon #321	0.00mi	2/1.0	980 (+6%)	5mo	$25,900	$26	82
605 N Almon #20	0.20mi	2/2.0	840 (-9%)	3mo	$29,900	$36	73
609 N Almon St Space 2030 #2030	0.37mi	3/1.0 (+1)	924 (0%)	1mo	$44,900	$49	72
411 N Almon St #517	0.03mi	3/2.0 (+1)	1,050 (+14%)	2mo	$39,900	$38	69
609 N Almon #3026	0.39mi	3/2.0 (+1)	924 (0%)	13mo	$75,900	$82	66
411 N Almon St #211 St	0.13mi	2/1.0	840 (-9%)	13mo	$65,000	$77	64
411 N Almon St #621	0.26mi	2/2.0	1,008 (+9%)	11mo	$74,900	$74	64
411 N Almon #314	0.16mi	3/2.0 (+1)	1,056 (+14%)	10mo	$105,000	$99	55

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.45×
• Total profit: $9,172
• Equity at exit: $10,959

10-year hold

• IRR: 23.5%
• Equity multiple: 3.51×
• Total profit: $51,745
• Equity at exit: $6,355

Cash invested: $20,580 (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 83843

• Rents YoY: 9.0%
• Active inventory: 166
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$385
• Tax est. 1.5%: −$92 /mo · $1,102/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $251

Break-even live

Break-even rent $643

Max offer price $73,500

Occupancy floor 69%

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: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 Hawthorne Dr Moscow, ID	2.0	1.0	660	$788	$1.19	44d	1	1.13mi

Listing history 30 events

1. 2026-06-19
   days on market $73,500 Active 29 DOM
2. 2026-06-18
   days on market $73,500 Active 28 DOM
3. 2026-06-17
   days on market $73,500 Active 27 DOM
4. 2026-06-16
   days on market $73,500 Active 26 DOM
5. 2026-06-15
   days on market $73,500 Active 25 DOM
6. 2026-06-14
   days on market $73,500 Active 23 DOM
7. 2026-06-12
   days on market $73,500 Active 22 DOM
8. 2026-06-09
   days on market $73,500 Active 19 DOM
9. 2026-06-08
   days on market $73,500 Active 18 DOM
10. 2026-06-07
    days on market $73,500 Active 17 DOM
11. 2026-06-07
    days on market $73,500 Active 16 DOM
12. 2026-06-02
    days on market $73,500 Active 12 DOM
13. 2026-06-01
    days on market $73,500 Active 11 DOM
14. 2026-05-31
    days on market $73,500 Active 10 DOM
15. 2026-05-30
    days on market $73,500 Active 9 DOM
16. 2026-05-21
    listed $73,500 Active
17. 2024-08-30
    soldstatus Sold 481-char remark

    Show marketing remark (481 chars)

    Located in the most desirable mobile home living in Moscow, Robinson MH Park. This move-in ready1995 mobile home offers 2 bedrooms / 2 bathrooms, providing a spacious and inviting living environment. The Freestanding Range/Hood is new, Dishwasher, Refrigerator, Washer & Dryer(new), Window A. C (2), Partial fence, Shed 12/x12' (new), roof is approximately 6 yrs old, Updated flooring LVT and carpet. Remodeled bathrooms. BUYER MUST APPLY AND BE ACCEPTED BY ROBINSON MH PARK.

18. 2024-08-05
    status Pending 481-char remark

    Show marketing remark (481 chars)

    Located in the most desirable mobile home living in Moscow, Robinson MH Park. This move-in ready1995 mobile home offers 2 bedrooms / 2 bathrooms, providing a spacious and inviting living environment. The Freestanding Range/Hood is new, Dishwasher, Refrigerator, Washer & Dryer(new), Window A. C (2), Partial fence, Shed 12/x12' (new), roof is approximately 6 yrs old, Updated flooring LVT and carpet. Remodeled bathrooms. BUYER MUST APPLY AND BE ACCEPTED BY ROBINSON MH PARK.

19. 2024-07-31
    listed $66,000 Active 481-char remark

    Show marketing remark (481 chars)

    Located in the most desirable mobile home living in Moscow, Robinson MH Park. This move-in ready1995 mobile home offers 2 bedrooms / 2 bathrooms, providing a spacious and inviting living environment. The Freestanding Range/Hood is new, Dishwasher, Refrigerator, Washer & Dryer(new), Window A. C (2), Partial fence, Shed 12/x12' (new), roof is approximately 6 yrs old, Updated flooring LVT and carpet. Remodeled bathrooms. BUYER MUST APPLY AND BE ACCEPTED BY ROBINSON MH PARK.

20. 2022-04-29
    soldstatus Sold 359-char remark

    Show marketing remark (359 chars)

    Great floor plan with Master bed/bath on one end and the second bed/bath on the other end. Enter into the open living area and connects to the kitchen. Fence, shed, deck. Seller would accommodate a quick closing and occupancy. Buyer must be approved by park prior to purchase. Please contact Paula (park management) 208-274-3215 to apply. Lot rent IS $612/mo.

21. 2022-03-18
    status Pending 359-char remark

    Show marketing remark (359 chars)

    Great floor plan with Master bed/bath on one end and the second bed/bath on the other end. Enter into the open living area and connects to the kitchen. Fence, shed, deck. Seller would accommodate a quick closing and occupancy. Buyer must be approved by park prior to purchase. Please contact Paula (park management) 208-274-3215 to apply. Lot rent IS $612/mo.

22. 2022-03-04
    price $55,000 359-char remark

    Show marketing remark (359 chars)

    Great floor plan with Master bed/bath on one end and the second bed/bath on the other end. Enter into the open living area and connects to the kitchen. Fence, shed, deck. Seller would accommodate a quick closing and occupancy. Buyer must be approved by park prior to purchase. Please contact Paula (park management) 208-274-3215 to apply. Lot rent IS $612/mo.

23. 2022-02-18
    listed $58,500 Active 359-char remark

    Show marketing remark (359 chars)

    Great floor plan with Master bed/bath on one end and the second bed/bath on the other end. Enter into the open living area and connects to the kitchen. Fence, shed, deck. Seller would accommodate a quick closing and occupancy. Buyer must be approved by park prior to purchase. Please contact Paula (park management) 208-274-3215 to apply. Lot rent IS $612/mo.

24. 2021-12-20
    soldstatus Sold
25. 2021-12-17
    status Pending
26. 2021-12-14
    historical
27. 2021-10-01
    status Pending
28. 2021-09-22
    listed $50,000 Active
29. 2020-07-31
    soldstatus
30. 2020-05-27
    listed $29,000

ⓘ 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: $11,529
• − Mortgage interest: −$4,117
• − Property taxes: −$1,102
• − Insurance: −$368
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$2,138
• Taxable income: $1,959
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,543/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 move-in ready mobile home in Robinson MH Park offers 2 bedrooms and 2 bathrooms with updated LVT flooring and remodeled bathrooms. The home is in good condition with a good roof and partial fence, and it has a good curb appeal with landscaping and trees.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace window A/C with modern unit — Modern A/C improves comfort and energy efficiency
• Both Upgrade flooring in bathrooms — New flooring in bathrooms enhances aesthetics and durability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace window A/C with modern unit — Modern A/C improves comfort and energy efficiency ↑
• Both Upgrade flooring in bathrooms — New flooring in bathrooms enhances aesthetics and durability ↑

ⓘ 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: Moscow District
• NCES district ID: 1602220
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 67% ▼ -1.00%
• Median HH income: $35,830
• Composite: 47.16/100
• National rank: #2325
• State rank: #17 of 92 in ID

Livability — Moscow

• Score: 87/100
• State rank: #2
• US rank: #273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moscow, ID
• County: Latah County · 26,591 people
• City population: 26,591
• Metro: Moscow, ID
• Population (ZIP): 26,591
• Household income: $59,444
• Rent vs Own: 53.2% rent · 46.8% own
• Severe rent burden: 1820.0

Population outlook (Latah County) Hauer SSP2

• Today (2025): 43,011 people
• By 2030: 45,407 · +5.6%
• By 2040: 50,095 · +16.5%
• By 2050: 55,480 · +29.0%
• By 2075: 71,675 · +66.6%
• By 2100: 88,307 · +105.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 5% Asian 3% Black 1%
• Common ancestry: Portuguese 4% Slovak 3% Italian 2%
• Foreign-born: 5% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Latah

• 2024 margin: Lean R (+8.0) · D 44.2% · R 52.2% · Other 3.6%
• 2008→2024 swing: -14.8pp toward R · 2008: 6.8pp · 2024: -8.0pp
• All cycles: 2024: R+8.0 2020: D+3.7 2016: D+4.6 2012: D+4.3 2008: D+6.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -217.31%
• Current HPI: 184.9851
• Rent YoY: ▲ 9.04%
• Metro: Moscow, 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

+153.4% since first listed

15 events — show timeline

• 2026-05-21 Listed $73,500 IMLS
• 2024-08-30 Sold (MLS) — IMLS
• 2024-08-05 Pending — IMLS
• 2024-07-31 Listed $66,000 IMLS
• 2022-04-29 Sold (MLS) — IMLS
• 2022-03-18 Pending — IMLS
• 2022-03-04 Price Changed $55,000 IMLS
• 2022-02-18 Listed $58,500 IMLS
• 2021-12-20 Sold (MLS) — IMLS
• 2021-12-17 Pending — IMLS
• 2021-12-14 Listing Removed — IMLS
• 2021-10-01 Pending — IMLS
• 2021-09-22 Listed $50,000 IMLS
• 2020-07-31 Sold (MLS) — IMLS
• 2020-05-27 Listed $29,000 IMLS