198 South Hills Rd #45 · Twin Falls, ID 83301

$55,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 53 Days on market

Built 1970 Fair condition Est $42k · 32% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Surrounded by great green space this 2 bed, 1 bath singlewide South of Twin Falls has great proximity to manufacturing jobs. Good size living room and bedroom give the homeowner room for larger furniture. Some improvements have been made: water heater flushed and gas line run to edge of home. Metal (aluminum) roof for longevity. Affordable living in a great park for just $455/mo lot rent. The new owner must be approved to join the mobile home community with accepted offer and prior to closing. Reach out to a real estate agent to tour today! With 1/2 down owner may be willing to consider owner-carry option.

Key facts

• Outdoor pergolas
• New kitchen
• Raised garden beds

Tags

• REMODELED MOBILE HOME
• NEW KITCHEN
• NEW HEATING AND COOLING
• OUTDOOR PERGOLAS
• RAISED GARDEN BEDS

Property features AI

Finance

• HOA & community: Located in a mobile home park (rented lot)

Exterior

• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home in a rented-lot community; Single-story (main level living); Metal roof; Vinyl siding; Built in 1970
• Construction: Vinyl siding construction; Metal roof; Built in 1970
• Exterior features: Garden; Storage shed; Public paved road frontage

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced-air heating; Evaporative cooling
• Interior features: Covered patio/deck

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.7% vs local median 2.4% in Twin Falls — 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 74/100 on livability (#33 in ID, #4,779 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute F.
• Twin Falls District (town): math 34% / reading 49% proficiency, ranked #62 of 92 in ID (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Elementary School (math 22% / reading 27%, grade F, #332 of 357 statewide, top 95%, 386 students, 76% FRL); Canyon Ridge High School (math 26% / reading 59%, grade F, #71 of 169 statewide, top 42%, 1,409 students, 18% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 620 active listings in the ZIP; 636 units permitted in Twin Falls County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Twin Falls County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.61% ✓
• Cap rate: 22.71%
• Cash-on-cash: 58.63%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $41,664
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
198 South Hls #9	0.00mi	2/1.0	728 (+8%)	3mo	$45,000	$62	84

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 · 2.91% rent growth · sell at horizon

5-year hold

• IRR: 57.1%
• Equity multiple: 3.53×
• Total profit: $38,903
• Equity at exit: $8,201

10-year hold

• IRR: 62.0%
• Equity multiple: 7.18×
• Total profit: $95,142
• Equity at exit: $4,755

Cash invested: $15,400 (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 83301

• Rents YoY: 2.9%
• Active inventory: 620
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $752

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 43%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $55,000 Active 53 DOM
2. 2026-06-18
   days on market $55,000 Active 52 DOM
3. 2026-06-17
   days on market $55,000 Active 51 DOM
4. 2026-06-16
   days on market $55,000 Active 50 DOM
5. 2026-06-15
   days on market $55,000 Active 49 DOM
6. 2026-06-14
   days on market $55,000 Active 47 DOM
7. 2026-06-13
   days on market $55,000 Active 46 DOM
8. 2026-06-10
   days on market $55,000 Active 44 DOM
9. 2026-06-09
   days on market $55,000 Active 43 DOM
10. 2026-06-08
    days on market $55,000 Active 42 DOM
11. 2026-06-07
    days on market $55,000 Active 41 DOM
12. 2026-06-05
    days on market $55,000 Active 38 DOM
13. 2026-06-02
    days on market $55,000 Active 36 DOM
14. 2026-06-01
    days on market $55,000 Active 35 DOM
15. 2026-05-31
    days on market $55,000 Active 34 DOM
16. 2026-05-30
    days on market $55,000 Active 33 DOM
17. 2026-05-21
    status Active
18. 2026-04-27
    status Pending
19. 2026-04-02
    listed $55,000 Active
20. 2024-01-16
    soldstatus Sold 613-char remark

    Show marketing remark (613 chars)

    Surrounded by great green space this 2 bed, 1 bath singlewide South of Twin Falls has great proximity to manufacturing jobs. Good size living room and bedroom give the homeowner room for larger furniture. Some improvements have been made: water heater flushed and gas line run to edge of home. Metal (aluminum) roof for longevity. Affordable living in a great park for just $455/mo lot rent. The new owner must be approved to join the mobile home community with accepted offer and prior to closing. Reach out to a real estate agent to tour today! With 1/2 down owner may be willing to consider owner-carry option.

21. 2023-12-29
    status Pending 613-char remark

    Show marketing remark (613 chars)

    Surrounded by great green space this 2 bed, 1 bath singlewide South of Twin Falls has great proximity to manufacturing jobs. Good size living room and bedroom give the homeowner room for larger furniture. Some improvements have been made: water heater flushed and gas line run to edge of home. Metal (aluminum) roof for longevity. Affordable living in a great park for just $455/mo lot rent. The new owner must be approved to join the mobile home community with accepted offer and prior to closing. Reach out to a real estate agent to tour today! With 1/2 down owner may be willing to consider owner-carry option.

22. 2023-12-06
    listed $42,000 Active 613-char remark

    Show marketing remark (613 chars)

    Surrounded by great green space this 2 bed, 1 bath singlewide South of Twin Falls has great proximity to manufacturing jobs. Good size living room and bedroom give the homeowner room for larger furniture. Some improvements have been made: water heater flushed and gas line run to edge of home. Metal (aluminum) roof for longevity. Affordable living in a great park for just $455/mo lot rent. The new owner must be approved to join the mobile home community with accepted offer and prior to closing. Reach out to a real estate agent to tour today! With 1/2 down owner may be willing to consider owner-carry option.

23. 2023-04-06
    soldstatus Sold 594-char remark

    Show marketing remark (594 chars)

    Back On Market At No Fault Of The Seller! This great affordable home located near the newer middle school has so much potential. This 2 bedroom/ 1 bath home is located within a great mobile home community. The open living space will be great for the new owners. The well-maintained area surrounding the home offers a community playground and is minutes from Twin Falls and all the local shopping and restaurants our amazing community has to offer. The new owner must apply to join the mobile home community with an accepted offer. Please ask your favorite real estate agent for a showing today!

24. 2023-03-16
    status Pending 594-char remark

    Show marketing remark (594 chars)

    Back On Market At No Fault Of The Seller! This great affordable home located near the newer middle school has so much potential. This 2 bedroom/ 1 bath home is located within a great mobile home community. The open living space will be great for the new owners. The well-maintained area surrounding the home offers a community playground and is minutes from Twin Falls and all the local shopping and restaurants our amazing community has to offer. The new owner must apply to join the mobile home community with an accepted offer. Please ask your favorite real estate agent for a showing today!

25. 2023-02-23
    status Active 594-char remark

    Show marketing remark (594 chars)

    Back On Market At No Fault Of The Seller! This great affordable home located near the newer middle school has so much potential. This 2 bedroom/ 1 bath home is located within a great mobile home community. The open living space will be great for the new owners. The well-maintained area surrounding the home offers a community playground and is minutes from Twin Falls and all the local shopping and restaurants our amazing community has to offer. The new owner must apply to join the mobile home community with an accepted offer. Please ask your favorite real estate agent for a showing today!

26. 2023-02-19
    status Pending 594-char remark

    Show marketing remark (594 chars)

    Back On Market At No Fault Of The Seller! This great affordable home located near the newer middle school has so much potential. This 2 bedroom/ 1 bath home is located within a great mobile home community. The open living space will be great for the new owners. The well-maintained area surrounding the home offers a community playground and is minutes from Twin Falls and all the local shopping and restaurants our amazing community has to offer. The new owner must apply to join the mobile home community with an accepted offer. Please ask your favorite real estate agent for a showing today!

27. 2023-01-11
    price $35,000 594-char remark

    Show marketing remark (594 chars)

    Back On Market At No Fault Of The Seller! This great affordable home located near the newer middle school has so much potential. This 2 bedroom/ 1 bath home is located within a great mobile home community. The open living space will be great for the new owners. The well-maintained area surrounding the home offers a community playground and is minutes from Twin Falls and all the local shopping and restaurants our amazing community has to offer. The new owner must apply to join the mobile home community with an accepted offer. Please ask your favorite real estate agent for a showing today!

28. 2022-11-04
    price $45,000 594-char remark

    Show marketing remark (594 chars)

    Back On Market At No Fault Of The Seller! This great affordable home located near the newer middle school has so much potential. This 2 bedroom/ 1 bath home is located within a great mobile home community. The open living space will be great for the new owners. The well-maintained area surrounding the home offers a community playground and is minutes from Twin Falls and all the local shopping and restaurants our amazing community has to offer. The new owner must apply to join the mobile home community with an accepted offer. Please ask your favorite real estate agent for a showing today!

29. 2022-10-12
    listed $55,000 Active 594-char remark

    Show marketing remark (594 chars)

    Back On Market At No Fault Of The Seller! This great affordable home located near the newer middle school has so much potential. This 2 bedroom/ 1 bath home is located within a great mobile home community. The open living space will be great for the new owners. The well-maintained area surrounding the home offers a community playground and is minutes from Twin Falls and all the local shopping and restaurants our amazing community has to offer. The new owner must apply to join the mobile home community with an accepted offer. Please ask your favorite real estate agent for a showing today!

ⓘ 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: $17,203
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$1,600
• Taxable income: $8,670
• Est. tax owed @ 24.0%: −$2,081
• After-tax cash flow: $6,949/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

Fair 45/100 Moderate rehab

A fair condition mobile home with good interior and exterior, but some minor repairs and maintenance needed. Potential for value increase with painting and landscaping.

Repairs flagged

• Minor landscaping — some areas need trimming
• Minor fence — some sections need repair

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental landscaping — attracts tenants
• Both furniture — improves living space and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · some areas need trimming	Minor	$500–3,000
fence · some sections need repair	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental landscaping — attracts tenants ↑
• Both furniture — improves living space and 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: Twin Falls District
• NCES district ID: 1603240
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $44,465
• Composite: 35.15/100
• National rank: #5006
• State rank: #62 of 92 in ID

Livability — Twin Falls

• Score: 74/100
• State rank: #33
• US rank: #4779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Twin Falls, ID
• County: Twin Falls County · 63,592 people
• City population: 63,592
• Metro: Twin Falls, ID
• Population (ZIP): 63,592
• Household income: $62,647
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1784.0

Population outlook (Twin Falls County) Hauer SSP2

• Today (2025): 92,642 people
• By 2030: 97,900 · +5.7%
• By 2040: 108,553 · +17.2%
• By 2050: 119,443 · +28.9%
• By 2075: 146,906 · +58.6%
• By 2100: 168,212 · +81.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada, India
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Twin Falls

• 2024 margin: Solid R (+48.8) · D 24.2% · R 73.1% · Other 2.7%
• 2008→2024 swing: -12.1pp toward R · 2008: -36.7pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+45.0 2016: R+44.6 2012: R+43.5 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -247.58%
• Current HPI: 271.0297
• Rent YoY: ▲ 2.91%
• Metro: Twin Falls, 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

+0.0% since first listed

13 events — show timeline

• 2026-05-21 Relisted — IMLS
• 2026-04-27 Pending — IMLS
• 2026-04-02 Listed $55,000 IMLS
• 2024-01-16 Sold (MLS) — IMLS
• 2023-12-29 Pending — IMLS
• 2023-12-06 Listed $42,000 IMLS
• 2023-04-06 Sold (MLS) — IMLS
• 2023-03-16 Pending — IMLS
• 2023-02-23 Relisted — IMLS
• 2023-02-19 Pending — IMLS
• 2023-01-11 Price Changed $35,000 IMLS
• 2022-11-04 Price Changed $45,000 IMLS
• 2022-10-12 Listed $55,000 IMLS