20106 Lower Pleasant Ridge Rd #29 · Greenleaf, ID 83607

$43,990

2 bd · 1.0 ba · 684 sqft · Manufactured public records · 45 Days on market

Built 1970 ↓ 11% 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
• Schools +3.8/10.0
• Rent growth +3.6/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming, updated 2 bedroom, 1 bathroom home located in a well-maintained community in Caldwell, ID. This home is situated on a spacious and comfortable lot with space to relax and unwind. Recent updates include durable laminate flooring, air conditioning, newer roof, updated siding, and interior paint, giving the home a clean, and move-in-ready feel. A dedicated storage shed provides additional space for tools, outdoor gear, or seasonal items. This home presents a great opportunity at an attractive price point. Lot Rent $550 / Month.

Key facts

• Air conditioning
• Updated siding
• Built 1970

Tags

• UPDATED SIDING
• DURABLE LAMINATE FLOORING
• AIR CONDITIONING
• DEDICATED STORAGE SHED

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Utilities: Septic tank; Community water service
• Home design: Mobile/manufactured home on a rented lot; Single-story (main level entry)
• Construction: Wood siding; Metal roof; Built in 1970
• Exterior features: Metal and wood fencing; Storage shed

Interior

• Kitchen: Oven/Range (freestanding); Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Main-level living areas
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $44k.

Deal economics

• At list price, monthly cash flow is $921 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#181 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Vallivue School District (rural): math 34% / reading 56% proficiency, ranked #48 of 92 in ID (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Canyon Elementary School (math 53% / reading 65%, grade B-, #84 of 357 statewide, top 24%, 379 students, 41% FRL); Vallivue Academy (math 24% / reading 75%, grade D+, #40 of 169 statewide, top 26%, 122 students, 77% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 576 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 $304 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $42,670 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.53% ✓
• Cap rate: 31.42%
• Cash-on-cash: 89.73%
• DSCR: 4.99
• GRM: 2.4

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: 92.0%
• Equity multiple: 5.37×
• Total profit: $53,851
• Equity at exit: $6,559

10-year hold

• IRR: 95.2%
• Equity multiple: 11.73×
• Total profit: $132,223
• Equity at exit: $3,803

Cash invested: $12,317 (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: 576
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$231
• Tax est. 1.5%: −$55 /mo · $660/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $921

Break-even live

Break-even rent $385

Max offer price $43,990

Occupancy floor 36%

Sensitivity live

Price	-10% $951	-5% $936	+0% $921	+5% $906	+10% $891
Rent	-10% $799	-5% $860	+0% $921	+5% $982	+10% $1,044
Rate	-1.0pp $943	-0.5pp $932	base $921	+0.5pp $910	+1.0pp $898

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: $10,998
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $43,990 Active 45 DOM
2. 2026-06-17
   days on market $43,990 Active 44 DOM
3. 2026-06-16
   days on market $43,990 Active 43 DOM
4. 2026-06-15
   days on market $43,990 Active 42 DOM
5. 2026-06-13
   days on market $43,990 Active 40 DOM
6. 2026-06-13
   pricedays on market $43,990 Active 39 DOM
7. 2026-06-10
   days on market $49,000 Active 37 DOM
8. 2026-06-09
   days on market $49,000 Active 36 DOM
9. 2026-06-08
   days on market $49,000 Active 35 DOM
10. 2026-06-07
    days on market $49,000 Active 34 DOM
11. 2026-06-03
    days on market $49,000 Active 30 DOM
12. 2026-06-03
    days on market $49,000 Active 29 DOM
13. 2026-06-01
    days on market $49,000 Active 28 DOM
14. 2026-05-31
    days on market $49,000 Active 27 DOM
15. 2026-05-04
    listed $49,000 Active
16. 2025-11-17
    historical
17. 2025-10-18
    status Pending
18. 2025-08-03
    price $49,500
19. 2025-06-20
    listed $55,000 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,608
• − Mortgage interest: −$2,464
• − Property taxes: −$660
• − Insurance: −$220
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$1,280
• Taxable income: $11,007
• Est. tax owed @ 24.0%: −$2,642
• After-tax cash flow: $8,411/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: Vallivue School District
• NCES district ID: 1600600
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $47,377
• Composite: 38.3/100
• National rank: #4229
• State rank: #48 of 92 in ID

Livability — Greenleaf

• Score: 61/100
• State rank: #181
• US rank: #17793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Canyon County · 235,358 people
• City population: 1,754
• 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

-10.9% since first listed

5 events — show timeline

• 2026-05-04 Listed $49,000 IMLS
• 2025-11-17 Listing Removed — IMLS
• 2025-10-18 Pending — IMLS
• 2025-08-03 Price Changed $49,500 IMLS
• 2025-06-20 Listed $55,000 IMLS

Property tax history

+4.6%/yr

Latest (2025): $53 · +92.4% YoY. Source: county tax records.