4030 River Resort Dr #22 · Homedale, ID 83628

$105,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 4 Days on market

Built 1997 Good condition Est $122k · 14% under

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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
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy some of the best views in the community from this beautifully updated, move-in-ready home overlooking the Snake River. Located on an end lot with no neighbors to the east and a wide-open field beside the property, you'll love the added privacy, peaceful setting, and stunning scenery. Situated in a desirable riverfront resort community, this 2-bedroom, 2-bathroom home offers Snake River access and a community dock just steps away, with excellent fishing and recreation right outside your door. Inside, you'll find fresh interior and exterior paint, laminate flooring, and numerous updates throughout. The inviting living area features a cozy wood-burning fireplace, while the kitchen includ

Key facts

• Community dock
• Walk-in shower
• River access

Tags

• SNAKE RIVER VIEWS
• COMMUNITY DOCK
• RIVER ACCESS
• WOOD-BURNING FIREPLACE
• WALK-IN SHOWER
• MATURE SHADE TREES

Property features AI

Finance

• Financial info: Annual taxes approximately $101.48

Exterior

• Home design: Mobile/manufactured home on a rented lot; Built in 1997
• Construction: Manufactured/mobile construction

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Main-level living areas

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 11.6% vs local median 2.0% in Homedale — 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 66/100 on livability (#105 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• Homedale Joint District (town): math 32% / reading 50% proficiency, ranked #64 of 92 in ID (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Homedale Elementary School (math 42% / reading 32%, grade F, #255 of 357 statewide, top 74%, 469 students, 59% FRL); Homedale Middle School (math 31% / reading 59%, grade D, #49 of 109 statewide, top 46%, 380 students, 51% FRL); Homedale High School (math 17% / reading 52%, grade F, #108 of 169 statewide, top 67%, 411 students, 40% FRL).
• Market conditions: 41 active listings in the ZIP; 40 units permitted in Owyhee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Owyhee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $105,000

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 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?
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: 1.43% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.93%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $122,500
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4030 River Resort Dr #9	0.00mi	3/2.0 (+1)	960 (-2%)	24mo	$120,000	$125	72
4030 River Resort Drive Space #15 #15	0.00mi	3/2.0 (+1)	1,056 (+8%)	17mo	$160,000	$152	68
3805 Pioneer Park Ln #21	0.71mi	2/1.0	1,046 (+7%)	10mo	$79,000	$76	43

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $12,546
• Equity at exit: $15,656

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $49,053
• Equity at exit: $9,078

Cash invested: $29,400 (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 83628

• Home prices YoY: -6.3%
• Active inventory: 41
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $464

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 64%

Sensitivity live

Price	-10% $536	-5% $500	+0% $464	+5% $427	+10% $391
Rent	-10% $345	-5% $404	+0% $464	+5% $523	+10% $583
Rate	-1.0pp $517	-0.5pp $490	base $464	+0.5pp $437	+1.0pp $409

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-22
   days on market $105,000 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $105,000 Active 1 DOM

ⓘ 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: $18,067
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$3,055
• Taxable income: $4,140
• Est. tax owed @ 24.0%: −$994
• After-tax cash flow: $4,572/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 manufactured home offers updated interiors and fresh curb appeal, with a prime location overlooking the Snake River.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both update landscaping — improves curb appeal and rental value
• Both install new deck railings — enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both update landscaping — improves curb appeal and rental value ↑
• Both install new deck railings — enhances safety and curb appeal ↑

ⓘ 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: Homedale Joint District
• NCES district ID: 1601470
• Math proficiency: 32% ▲ 5.00%
• Reading proficiency: 50% ▲ 9.00%
• Median HH income: $40,560
• Composite: 34.35/100
• National rank: #5224
• State rank: #64 of 92 in ID

Livability — Homedale

• Score: 66/100
• State rank: #105
• US rank: #11584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,848

Population outlook (Owyhee County) Hauer SSP2

• Today (2025): 11,097 people
• By 2030: 10,842 · -2.3%
• By 2040: 10,221 · -7.9%
• By 2050: 9,407 · -15.2%
• By 2075: 7,339 · -33.9%
• By 2100: 5,495 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 20% German/W. Germanic 1%

Political lean MEDSL · Owyhee

• 2024 margin: Solid R (+67.6) · D 15.3% · R 82.8% · Other 1.9%
• 2008→2024 swing: -16.3pp toward R · 2008: -51.3pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+63.3 2016: R+62.8 2012: R+52.7 2008: R+51.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.47%
• Current HPI: 318.6186
• 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

• 2026-06-17 Listed $105,000 IMLS