701 Monte Vista Dr #1 · Emmett, ID 83617

$93,500

3 bd · 2.0 ba · 1,710 sqft · Manufactured · 13 Days on market

Built 1978 Fair condition Est $147k · 36% under $600/mo HOA · 36% of rent

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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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.5/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Home with great floor plan & huge yard. Owner has taken wonderful care of this home. 3 bed, 2 bath, Family & Living rooms, plus office. Home sits on large lot, double carport, small shop, large covered patio. Refrigerator, washer & dryer included. Family room wood stove keeps this home warm & toasty during winter. This home is a real gem in Beautiful Emmett!

Key facts

• 2 parking spots
• Built 1978
• Listed 13 days

Property features AI

Finance

• Other: Property is in the Monte Vista Gem subdivision
• HOA & community: Monthly association fee of $600

Exterior

• Parking: Covered carport for 2 cars
• Security: Bathroom safety bars
• Utilities: City water service; Sewer connected; Cable available; Electric power
• Home design: Mobile/manufactured home on a rented lot; Built in 1978; Steel siding; Metal roof
• Construction: Steel siding construction; Metal roof; Year built: 1978
• Exterior features: Partial wire fencing; Garden area; Views; Manual sprinkler system; Located in a mobile home park; Paved road access

Interior

• Kitchen: Dishwasher; Built-in oven/range; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level; Primary bedroom approximately 12 x 13; Second bedroom approximately 11 x 11; Third bedroom approximately 11 x 12
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Wood heating option (wood burning stove); Central air conditioning
• Interior features: Master bedroom with attached bath; Split bedroom floor plan; Den/office; Family room; Great room; Breakfast bar; Pantry; Laminate counters; Bathroom grab bars
• Laundry & utility: Dryer; Utility room on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $94k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $73 ($875/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Cap rate 7.2% 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 $646 of loan paydown is wiped out by about $3k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.79% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $147,060
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Monte Vista Dr #85	0.00mi	3/2.0	1,680 (-2%)	19mo	$100,000	$60	81
701 Monte Vis #18	0.05mi	3/2.0	1,600 (-6%)	17mo	$102,000	$64	73
701 Monte Vista Dr #64	0.10mi	3/2.0	1,508 (-12%)	14mo	$130,000	$86	64
655 Independence Ln	0.49mi	3/2.0	1,568 (-8%)	13mo	$195,000	$124	53

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-10,114
• Equity at exit: $13,941

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,227
• Equity at exit: $8,084

Cash invested: $26,180 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$490
• Tax est. 1.5%: −$117 /mo · $1,402/yr
• Insurance: −$39
• HOA: −$600
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $73

Break-even live

Break-even rent $1,577

Max offer price $93,500

Occupancy floor 91%

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 10 events

1. 2026-06-13
   statusdays on market $93,500 Pending 13 DOM
2. 2026-06-10
   days on market $93,500 Active 12 DOM
3. 2026-06-09
   days on market $93,500 Active 11 DOM
4. 2026-06-08
   days on market $93,500 Active 10 DOM
5. 2026-06-07
   days on market $93,500 Active 9 DOM
6. 2026-06-05
   days on market $93,500 Active 6 DOM
7. 2026-06-03
   days on market $93,500 Active 5 DOM
8. 2026-06-03
   days on market $93,500 Active 4 DOM
9. 2026-06-01
   days on market $93,500 Active 3 DOM
10. 2026-05-31
    days on market $93,500 Active 2 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 20 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: $20,036
• − Mortgage interest: −$5,237
• − Property taxes: −$1,402
• − Insurance: −$468
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − HOA: −$7,200
• − Depreciation: −$2,720
• Taxable loss: −$197
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $922/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 · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Painting the interior walls, replacing worn-out flooring, and updating the kitchen cabinets would significantly enhance its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — The cabinets show signs of wear and tear, indicating a need for replacement or repair.
• Minor Bathroom fixtures — The fixtures show some wear, but are still functional and can be replaced with minimal effort.
• Moderate Exterior siding — The siding shows signs of wear and tear, indicating a need for replacement or repair.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers.
• Rental Replace worn-out flooring — New flooring can improve the home's rental value by providing a more attractive and functional living space.
• Both Replace worn-out kitchen cabinets — New cabinets can improve the home's appearance and functionality, making it more attractive to both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets show signs of wear and tear, indicating a need for replacement or repair.	Moderate	$3,000–15,000
Bathroom fixtures · The fixtures show some wear, but are still functional and can be replaced with minimal effort.	Minor	$500–3,000
Exterior siding · The siding shows signs of wear and tear, indicating a need for replacement or repair.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers. ↑
• Rental Replace worn-out flooring — New flooring can improve the home's rental value by providing a more attractive and functional living space. ↑
• Both Replace worn-out kitchen cabinets — New cabinets can improve the home's appearance and functionality, making it more attractive to both buyers and renters. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-05-29 Listed $93,500 IMLS