411 N Almon #205 · Moscow, ID 83843

$77,000

3 bd · 2.0 ba · 1,044 sqft · Manufactured · 289 Days on market

Built 1978 Est $68k · 13% over

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +4.8/5.0
• Schools +4.7/10.0
• Livability +4.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this move-in ready manufactured home located in Robinson MH Park! This 3 Bedroom 2 Bathroom with 1044sqft has multiple updates, plus it is fully furnished and ready for you to call it HOME! Open floor plan with a bonus study or den, covered patio for entertaining & to enjoy summer BBQs. New flooring in the master bedroom, bathrooms, kitchen, & entryway. The home comes with all appliances, portable AC units & window fans for all bedrooms. A storage shed for extra storage, garden space, & off-street parking. Lot rent is $625/month and includes W/ S. Buyer to be approved by park management prior to purchase.

Key facts

• Open floor plan
• Covered patio
• Storage shed

Tags

• OPEN FLOOR PLAN
• COVERED PATIO
• STORAGE SHED
• GARDEN SPACE

Property features AI

Finance

• Other: Located in the Robinson subdivision (Robinsons MH Park)
• HOA & community: Association fee paid annually

Exterior

• Utilities: City water; Sewer connected; Electric service
• Home design: Mobile/manufactured home on a rented lot; Located in a mobile home park
• Construction: Metal siding; Built in 1978; Rolled/hot mop roof
• Exterior features: Covered patio/deck

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Freestanding oven/range; Refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Primary bedroom has a private bath
• Laundry & utility: Washer and 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 $77k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 $532 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $67,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 1.49% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.78%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $67,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 N Almon St #517	0.00mi	3/2.0	1,050 (+1%)	2mo	$39,900	$38	98
411 N Almon #314	0.14mi	3/2.0	1,056 (+1%)	10mo	$105,000	$99	83
605 N Almon St #44 #44	0.08mi	3/2.0	1,152 (+10%)	1mo	$75,000	$65	78
411 N Almon #321	0.03mi	2/1.0 (-1)	980 (-6%)	5mo	$25,900	$26	75
411 Almon #619	0.07mi	2/2.0 (-1)	1,134 (+9%)	8mo	$120,000	$106	71
411 N Almon #305	0.00mi	3/1.0	924 (-12%)	8mo	$41,795	$45	70
411 N Almon St. #304 St	0.03mi	2/1.0 (-1)	924 (-12%)	1mo	$72,900	$79	70
411 N Almon St #621	0.23mi	2/2.0 (-1)	1,008 (-3%)	11mo	$74,900	$74	69
411 N Almon #605	0.03mi	3/1.0	924 (-12%)	10mo	$56,000	$61	67
411 N Almon St #213	0.03mi	3/1.0	924 (-12%)	10mo	$60,000	$65	67
605 N Almon St #11	0.19mi	3/2.0	1,173 (+12%)	5mo	$150,000	$128	66
609 N Almon St Space 2030 #2030	0.34mi	3/1.0	924 (-12%)	1mo	$44,900	$49	60

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: 18.7%
• Equity multiple: 1.81×
• Total profit: $17,375
• Equity at exit: $11,481

10-year hold

• IRR: 30.4%
• Equity multiple: 4.40×
• Total profit: $73,387
• Equity at exit: $6,658

Cash invested: $21,560 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$404
• Tax est. 1.5%: −$96 /mo · $1,155/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $373

Break-even live

Break-even rent $674

Max offer price $77,000

Occupancy floor 62%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $77,000 Active 289 DOM
2. 2026-06-18
   days on market $77,000 Active 288 DOM
3. 2026-06-17
   days on market $77,000 Active 287 DOM
4. 2026-06-16
   days on market $77,000 Active 286 DOM
5. 2026-06-15
   days on market $77,000 Active 285 DOM
6. 2026-06-14
   days on market $77,000 Active 283 DOM
7. 2026-06-12
   days on market $77,000 Active 282 DOM
8. 2026-06-09
   days on market $77,000 Active 279 DOM
9. 2026-06-08
   days on market $77,000 Active 278 DOM
10. 2026-06-07
    days on market $77,000 Active 277 DOM
11. 2026-06-07
    days on market $77,000 Active 276 DOM
12. 2026-06-02
    days on market $77,000 Active 272 DOM
13. 2026-06-01
    days on market $77,000 Active 271 DOM
14. 2026-05-31
    days on market $77,000 Active 270 DOM
15. 2026-05-30
    days on market $77,000 Active 269 DOM
16. 2026-03-31
    price $77,000
17. 2025-09-12
    price $80,000
18. 2025-09-03
    listed $85,000 Active
19. 2023-06-29
    soldstatus Sold 652-char remark

    Show marketing remark (652 chars)

    Don't miss out on this move-in ready manufactured home located in Robinson MH Park! This 3 Bedroom 2 Bathroom with 1044sqft has multiple updates, plus it is fully furnished and ready for you to call it HOME! Open floor plan with a bonus study or den, covered patio for entertaining & to enjoy summer BBQs. New flooring in the master bedroom, bathrooms, kitchen, & entryway. The home comes with all appliances, portable AC units & window fans for all bedrooms. A storage shed for extra storage, garden space, & off-street parking. Lot rent is $625/month and includes W/ S. Buyer to be approved by park management prior to purchase.

20. 2023-05-26
    status Pending 652-char remark

    Show marketing remark (652 chars)

    Don't miss out on this move-in ready manufactured home located in Robinson MH Park! This 3 Bedroom 2 Bathroom with 1044sqft has multiple updates, plus it is fully furnished and ready for you to call it HOME! Open floor plan with a bonus study or den, covered patio for entertaining & to enjoy summer BBQs. New flooring in the master bedroom, bathrooms, kitchen, & entryway. The home comes with all appliances, portable AC units & window fans for all bedrooms. A storage shed for extra storage, garden space, & off-street parking. Lot rent is $625/month and includes W/ S. Buyer to be approved by park management prior to purchase.

21. 2023-05-16
    listed $67,500 Active 652-char remark

    Show marketing remark (652 chars)

    Don't miss out on this move-in ready manufactured home located in Robinson MH Park! This 3 Bedroom 2 Bathroom with 1044sqft has multiple updates, plus it is fully furnished and ready for you to call it HOME! Open floor plan with a bonus study or den, covered patio for entertaining & to enjoy summer BBQs. New flooring in the master bedroom, bathrooms, kitchen, & entryway. The home comes with all appliances, portable AC units & window fans for all bedrooms. A storage shed for extra storage, garden space, & off-street parking. Lot rent is $625/month and includes W/ S. Buyer to be approved by park management prior to purchase.

ⓘ 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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $13,754
• − Mortgage interest: −$4,313
• − Property taxes: −$1,155
• − Insurance: −$385
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,240
• Taxable income: $3,460
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $3,650/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

• Census place: Moscow, ID
• 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

+14.1% since first listed

6 events — show timeline

• 2026-03-31 Price Changed $77,000 IMLS
• 2025-09-12 Price Changed $80,000 IMLS
• 2025-09-03 Listed $85,000 IMLS
• 2023-06-29 Sold (MLS) — IMLS
• 2023-05-26 Pending — IMLS
• 2023-05-16 Listed $67,500 IMLS