19151 Symms Rd · Marsing, ID 83607

$84,900

3 bd · 2.0 ba · 1,252 sqft · Manufactured public records · 108 Days on market

Built 1984 $700/mo HOA · 33% of rent ↓ 15% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable rural lifestyle opportunity! This 1984 Sequoia 24x48 manufactured home offers 3 bedrooms, 2 bathrooms, and 1,252 sq ft on a rented lot with approximately . 4 an acre of usable yard space. Granite countertops, split-bedroom layout, wood stove, central air, and forced air heating. Primary suite on main level. The cross-fenced yard offers a large usable lot and allows chickens, making it a great option for someone looking for a little extra outdoor space without managing full acreage. Irrigation available, individual well, septic system, and RV parking. Space rent $700/month. Home only – no land included.

Key facts

• Split-bedroom layout
• Wood stove
• Primary suite

Tags

• GRANITE COUNTERTOPS
• SPLIT-BEDROOM LAYOUT
• WOOD STOVE
• CENTRAL AIR
• FORCED AIR HEATING
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#97 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Marsing Joint District (rural): math 35% / reading 47% proficiency, ranked #65 of 92 in ID (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marsing Elementary School (math 37% / reading 42%, grade F, #234 of 357 statewide, top 69%, 412 students, 55% FRL); Marsing Middle School (math 27% / reading 45%, grade F, #78 of 109 statewide, top 72%, 213 students, 60% FRL); Marsing High School (math 64% / reading 74%, grade B, #8 of 169 statewide, top 4%, 229 students, 43% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 581 active listings in the ZIP; solid renter incomes; 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Canyon County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.51% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.20%
• DSCR: 2.03
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.80×
• Total profit: $19,089
• Equity at exit: $12,659

10-year hold

• IRR: 29.2%
• Equity multiple: 3.92×
• Total profit: $69,365
• Equity at exit: $7,341

Cash invested: $23,772 (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 83607

• Home prices YoY: -32.8%
• Rents YoY: 4.5%
• Active inventory: 581
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$35
• HOA: −$700
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $460

Break-even live

Break-even rent $1,550

Max offer price $84,900

Occupancy floor 73%

Sensitivity live

Price	-10% $508	-5% $484	+0% $460	+5% $436	+10% $411
Rent	-10% $291	-5% $375	+0% $460	+5% $544	+10% $628
Rate	-1.0pp $502	-0.5pp $481	base $460	+0.5pp $438	+1.0pp $415

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $700 · $8,400/yr

Listing history 18 events

1. 2026-06-22
   days on market $84,900 Active 108 DOM
2. 2026-06-18
   days on market $84,900 Active 105 DOM
3. 2026-06-17
   days on market $84,900 Active 104 DOM
4. 2026-06-16
   days on market $84,900 Active 103 DOM
5. 2026-06-15
   days on market $84,900 Active 102 DOM
6. 2026-06-13
   days on market $84,900 Active 100 DOM
7. 2026-06-13
   days on market $84,900 Active 99 DOM
8. 2026-06-10
   days on market $84,900 Active 97 DOM
9. 2026-06-09
   days on market $84,900 Active 96 DOM
10. 2026-06-08
    days on market $84,900 Active 95 DOM
11. 2026-06-07
    days on market $84,900 Active 94 DOM
12. 2026-06-03
    days on market $84,900 Active 90 DOM
13. 2026-06-03
    days on market $84,900 Active 89 DOM
14. 2026-06-01
    days on market $84,900 Active 88 DOM
15. 2026-05-31
    days on market $84,900 Active 87 DOM
16. 2026-04-29
    price $84,900 626-char remark

    Show marketing remark (626 chars)

    Affordable rural lifestyle opportunity! This 1984 Sequoia 24x48 manufactured home offers 3 bedrooms, 2 bathrooms, and 1,252 sq ft on a rented lot with approximately . 4 an acre of usable yard space. Granite countertops, split-bedroom layout, wood stove, central air, and forced air heating. Primary suite on main level. The cross-fenced yard offers a large usable lot and allows chickens, making it a great option for someone looking for a little extra outdoor space without managing full acreage. Irrigation available, individual well, septic system, and RV parking. Space rent $700/month. Home only – no land included.

17. 2026-03-16
    price $89,900 626-char remark

    Show marketing remark (626 chars)

    Affordable rural lifestyle opportunity! This 1984 Sequoia 24x48 manufactured home offers 3 bedrooms, 2 bathrooms, and 1,252 sq ft on a rented lot with approximately . 4 an acre of usable yard space. Granite countertops, split-bedroom layout, wood stove, central air, and forced air heating. Primary suite on main level. The cross-fenced yard offers a large usable lot and allows chickens, making it a great option for someone looking for a little extra outdoor space without managing full acreage. Irrigation available, individual well, septic system, and RV parking. Space rent $700/month. Home only – no land included.

18. 2026-03-05
    listed $100,000 Active 626-char remark

    Show marketing remark (626 chars)

    Affordable rural lifestyle opportunity! This 1984 Sequoia 24x48 manufactured home offers 3 bedrooms, 2 bathrooms, and 1,252 sq ft on a rented lot with approximately . 4 an acre of usable yard space. Granite countertops, split-bedroom layout, wood stove, central air, and forced air heating. Primary suite on main level. The cross-fenced yard offers a large usable lot and allows chickens, making it a great option for someone looking for a little extra outdoor space without managing full acreage. Irrigation available, individual well, septic system, and RV parking. Space rent $700/month. Home only – no land included.

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

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $524 · $44/mo
• Projected year-2 tax: $586 · $49/mo
• Expected delta: +$62/yr (+$5/mo · 11.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,577
• − Mortgage interest: −$4,756
• − Property taxes: −$524
• − Insurance: −$424
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − HOA: −$8,400
• − Depreciation: −$2,470
• Taxable income: $4,910
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,336/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: Marsing Joint District
• NCES district ID: 1601980
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $33,735
• Composite: 33.72/100
• National rank: #5376
• State rank: #65 of 92 in ID

Livability — Marsing

• Score: 67/100
• State rank: #97
• US rank: #10734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Canyon County · 235,358 people
• Metro: Boise City, ID
• Population (ZIP): 35,491
• Household income: $85,399
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 446.0

Population outlook (Canyon County) Hauer SSP2

• Today (2025): 248,853 people
• By 2030: 269,596 · +8.3%
• By 2040: 311,081 · +25.0%
• By 2050: 350,809 · +41.0%
• By 2075: 441,884 · +77.6%
• By 2100: 505,641 · +103.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 25% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 82% English-only · Spanish 16% Other Asian/Pacific 1%

Political lean MEDSL · Canyon

• 2024 margin: Solid R (+46.6) · D 25.4% · R 72.0% · Other 2.5%
• 2008→2024 swing: -11.4pp toward R · 2008: -35.2pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+39.7 2016: R+41.8 2012: R+37.1 2008: R+35.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.23%
• Current HPI: 310.4118
• Rent YoY: ▲ 4.45%
• Metro: Boise City, 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

-15.1% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $84,900 IMLS
• 2026-03-16 Price Changed $89,900 IMLS
• 2026-03-05 Listed $100,000 IMLS

Property tax history

+7.6%/yr

Latest (2025): $524 · +80.6% YoY. Source: county tax records.