2280 Old Pullman #20 · Moscow, ID 83843

$30,000

2 bd · 1.0 ba · 768 sqft · Manufactured · 76 Days on market

Built 1969 Est $26k · 15% over ↓ 14% 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
• Rent growth +4.8/5.0
• Schools +4.7/10.0
• Livability +4.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Easy living, and move-in ready! This well-maintained 2BD/1BA mobile home in an affordable, pet-friendly park is close to the University of Idaho campus and local shopping. Fenced yard space, plenty of parking and a great deck for enjoying outdoor space of your own.

Key facts

• Pet friendly park
• Great deck
• Fenced yard space

Tags

• FENCED YARD SPACE
• PET FRIENDLY PARK
• GREAT DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($947 rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.9% vs local median 1.1% in Moscow — 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 87/100 on livability (#2 in ID, #273 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: employment F.
• Moscow District (town): math 47% / reading 67% proficiency, ranked #17 of 92 in ID (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Park Elementary School (173 students, 44% FRL); Moscow High School (math 47% / reading 77%, grade B-, #16 of 169 statewide, top 10%, 769 students, 16% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising fast (+9.0%/yr); 166 active listings in the ZIP; 199 units permitted in Latah County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Latah County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Recommended offer $28,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.16% ✓
• Cap rate: 27.93%
• Cash-on-cash: 77.27%
• DSCR: 4.44
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $26,112
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2280 Old Pullman #20	0.00mi	2/1.0	768 (0%)	1mo	$23,000	$30	99
2280 Old Pullman Rd #30	0.04mi	2/1.0	672 (-12%)	24mo	$23,000	$34	57

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 82.9%
• Equity multiple: 5.12×
• Total profit: $34,609
• Equity at exit: $4,473

10-year hold

• IRR: 87.4%
• Equity multiple: 12.59×
• Total profit: $97,336
• Equity at exit: $2,594

Cash invested: $8,400 (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 83843

• Rents YoY: 9.0%
• Active inventory: 166
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $541

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 38%

Sensitivity live

Price	-10% $562	-5% $551	+0% $541	+5% $531	+10% $520
Rent	-10% $466	-5% $503	+0% $541	+5% $578	+10% $616
Rate	-1.0pp $556	-0.5pp $549	base $541	+0.5pp $533	+1.0pp $525

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-06
   status Pending
2. 2026-03-14
   price $30,000
3. 2026-01-20
   listed $35,000 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,365
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$873
• Taxable income: $6,394
• Est. tax owed @ 24.0%: −$1,535
• After-tax cash flow: $4,956/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: Moscow District
• NCES district ID: 1602220
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 67% ▼ -1.00%
• Median HH income: $35,830
• Composite: 47.16/100
• National rank: #2325
• State rank: #17 of 92 in ID

Livability — Moscow

• Score: 87/100
• State rank: #2
• US rank: #273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Latah County · 26,591 people
• City population: 26,591
• Metro: Moscow, ID
• Population (ZIP): 26,591
• Household income: $59,444
• Rent vs Own: 53.2% rent · 46.8% own
• Severe rent burden: 1820.0

Population outlook (Latah County) Hauer SSP2

• Today (2025): 43,011 people
• By 2030: 45,407 · +5.6%
• By 2040: 50,095 · +16.5%
• By 2050: 55,480 · +29.0%
• By 2075: 71,675 · +66.6%
• By 2100: 88,307 · +105.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 5% Asian 3% Black 1%
• Common ancestry: Portuguese 4% Slovak 3% Italian 2%
• Foreign-born: 5% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Latah

• 2024 margin: Lean R (+8.0) · D 44.2% · R 52.2% · Other 3.6%
• 2008→2024 swing: -14.8pp toward R · 2008: 6.8pp · 2024: -8.0pp
• All cycles: 2024: R+8.0 2020: D+3.7 2016: D+4.6 2012: D+4.3 2008: D+6.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -217.31%
• Current HPI: 184.9851
• Rent YoY: ▲ 9.04%
• Metro: Moscow, 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

-14.3% since first listed

3 events — show timeline

• 2026-04-06 Pending — IMLS
• 2026-03-14 Price Changed $30,000 IMLS
• 2026-01-20 Listed $35,000 IMLS