701 Monte Vista Dr #9 · Emmett, ID 83617

$70,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 33 Days on market

Built 1971 Good condition Est $55k · 27% over $600/mo HOA · 45% of rent

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Why this score? — see what drove the D- 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 +11.2/30.0
• 1% rule +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this nicely updated mobile home in the highly desirable Monte Vista in Emmett! Located just minutes from Hwy 16, and easy access to groceries and dining in town, you'll love everything this has to offer. Enjoy the newly constructed deck. The new TPO roof in 2025, new A/C, new flooring throughout, new interior and exterior paint, and a remodeled bathroom make this home move in ready! Schedule your showing today!

Key facts

• New tpo roof
• Remodeled bathroom
• New flooring

Tags

• NEWLY CONSTRUCTED DECK
• NEW TPO ROOF
• NEW A/C
• NEW FLOORING
• REMODELED BATHROOM

Property features AI

Finance

• Other: Located in a mobile home park
• HOA & community: Monthly association fee of $600

Exterior

• Parking: 2 covered parking spaces; 2-car carport; RV access/parking
• Utilities: City water service and well; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1971
• Construction: Rolled/hot mop roof
• Exterior features: Metal fencing; Covered patio/deck

Interior

• Kitchen: Microwave; Freestanding oven/range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Laminate countertops
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-26 ($-316/yr) — negative.
• To cash-flow at today's rent, offer at most $66k (5.5% below list).
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (5.5% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 1.1% 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: Butte View School (205 students, 49% FRL); Emmett Middle School (math 30% / reading 45%, grade F, #75 of 109 statewide, top 69%, 533 students, 39% FRL); Black Canyon Jr/Sr High School (math 5% / reading 15%, grade F, #160 of 169 statewide, top 98%, 119 students, 48% FRL) — zoned schools at 45% FRL track the district average.
• Zoned-school proficiency averages 24% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Emmett Independent District average; the district grade overstates school quality for this exact location.
• Market conditions: 335 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 $484 of loan paydown is wiped out by about $2k 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

• It's been on market 33 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 45% 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 $66,184 (5.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.91% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $55,104
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Monte Vis #74	0.00mi	2/1.0	728 (+8%)	14mo	$59,900	$82	75
1508 E Main St #30	0.53mi	2/1.0	685 (+2%)	14mo	$55,000	$80	60
752 Freedom Ln	0.46mi	2/1.0	728 (+8%)	8mo	$78,800	$108	58

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-12,634
• Equity at exit: $10,437

10-year hold

• IRR: -9.3%
• Equity multiple: 0.41×
• Total profit: $-11,584
• Equity at exit: $6,052

Cash invested: $19,600 (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: 335
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$600
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-26

Break-even live

Break-even rent $1,372

Max offer price $66,184

Occupancy floor 97%

Sensitivity live

Price	-10% $22	-5% $-2	+0% $-26	+5% $-51	+10% $-75
Rent	-10% $-132	-5% $-79	+0% $-26	+5% $26	+10% $79
Rate	-1.0pp $9	-0.5pp $-9	base $-26	+0.5pp $-45	+1.0pp $-63

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 16 events

1. 2026-06-21
   days on market $70,000 Active 33 DOM
2. 2026-06-18
   days on market $70,000 Active 30 DOM
3. 2026-06-17
   days on market $70,000 Active 29 DOM
4. 2026-06-16
   days on market $70,000 Active 28 DOM
5. 2026-06-15
   days on market $70,000 Active 27 DOM
6. 2026-06-13
   days on market $70,000 Active 25 DOM
7. 2026-06-10
   days on market $70,000 Active 22 DOM
8. 2026-06-09
   days on market $70,000 Active 21 DOM
9. 2026-06-08
   days on market $70,000 Active 20 DOM
10. 2026-06-07
    days on market $70,000 Active 19 DOM
11. 2026-06-05
    days on market $70,000 Active 16 DOM
12. 2026-06-03
    pricedays on market $70,000 Active 15 DOM
13. 2026-06-03
    days on market $75,000 Active 14 DOM
14. 2026-06-01
    days on market $75,000 Active 13 DOM
15. 2026-05-31
    days on market $75,000 Active 12 DOM
16. 2026-05-19
    listed $75,000 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 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: $16,062
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − HOA: −$7,200
• − Depreciation: −$2,036
• Taxable loss: −$1,066
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $-61/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 · 11 photos

Good 80/100 Cosmetic rehab

This nicely updated mobile home in Emmett is move-in ready with new appliances, flooring, and A/C. Fresh paint and landscaping can further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and fencing — Improved landscaping and fencing can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and fencing — Improved landscaping and fencing can increase both resale and rental value ↑

ⓘ 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

• 2026-05-19 Listed $75,000 IMLS