8 Diamond Rd · Bonners Ferry, ID 83805

$99,000

3 bd · 1.0 ba · 1,080 sqft · Manufactured · 134 Days on market

Built 2023 ↓ 10% since listing

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, essentially brand new and ready to put on your acreage home! This 2 year old home was placed here to be an Airbnb style setting. It was barely occupied for just a very very short term so essentially hardly even used! Home would need to be moved to your location and there are several movers that do that in the area. Have a VA loan you would want to use? It would qualify for that! Would be a perfect situation if you have some land and wanted a basically brand new home to put on it for a fraction of the cost! Call today!

Key facts

• 2 garage spots
• Built 2023
• Listed 133 days

Property features AI

Exterior

• Utilities: Community water system; Septic tank
• Home design: Manufactured home
• Construction: T1-11 siding; Composition roof; See remarks for foundation details; Built as manufactured structure
• Exterior features: Open, level pasture lot; Private maintained road; Scenic view

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 3 bathrooms on the main level
• Heating & cooling: Natural gas furnace
• Interior features: Laminate flooring; No basement
• Laundry & utility: Gas dryer; Electric dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 0.8% in Bonners Ferry — 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 63/100 on livability (#154 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: schools D+, amenities F, commute F.
• Boundary County District (town): math 40% / reading 58% proficiency, ranked #42 of 92 in ID (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 181 active listings in the ZIP; 69 units permitted in Boundary County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.07% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-6,140
• Equity at exit: $14,761

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $7,449
• Equity at exit: $8,560

Cash invested: $27,720 (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 83805

• Home prices YoY: -17.4%
• Active inventory: 181
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $155

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 80%

Sensitivity live

Price	-10% $224	-5% $189	+0% $155	+5% $121	+10% $87
Rent	-10% $71	-5% $113	+0% $155	+5% $197	+10% $239
Rate	-1.0pp $205	-0.5pp $180	base $155	+0.5pp $130	+1.0pp $103

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $99,000 Active 134 DOM
2. 2026-06-18
   days on market $99,000 Active 133 DOM
3. 2026-06-17
   days on market $99,000 Active 132 DOM
4. 2026-06-16
   days on market $99,000 Active 131 DOM
5. 2026-06-15
   days on market $99,000 Active 130 DOM
6. 2026-06-14
   days on market $99,000 Active 128 DOM
7. 2026-06-12
   days on market $99,000 Active 127 DOM
8. 2026-06-09
   days on market $99,000 Active 124 DOM
9. 2026-06-08
   days on market $99,000 Active 123 DOM
10. 2026-06-07
    days on market $99,000 Active 122 DOM
11. 2026-06-07
    days on market $99,000 Active 121 DOM
12. 2026-06-04
    days on market $99,000 Active 118 DOM
13. 2026-06-02
    days on market $99,000 Active 117 DOM
14. 2026-06-01
    days on market $99,000 Active 116 DOM
15. 2026-05-31
    days on market $99,000 Active 115 DOM
16. 2026-05-31
    days on market $99,000 Active 114 DOM
17. 2026-03-31
    price $99,000
18. 2026-03-22
    price $99,000 534-char remark

    Show marketing remark (534 chars)

    Beautiful, essentially brand new and ready to put on your acreage home! This 2 year old home was placed here to be an Airbnb style setting. It was barely occupied for just a very very short term so essentially hardly even used! Home would need to be moved to your location and there are several movers that do that in the area. Have a VA loan you would want to use? It would qualify for that! Would be a perfect situation if you have some land and wanted a basically brand new home to put on it for a fraction of the cost! Call today!

19. 2026-02-05
    listed $110,000 Active
20. 2026-02-04
    listed $110,000 Active 534-char remark

    Show marketing remark (534 chars)

    Beautiful, essentially brand new and ready to put on your acreage home! This 2 year old home was placed here to be an Airbnb style setting. It was barely occupied for just a very very short term so essentially hardly even used! Home would need to be moved to your location and there are several movers that do that in the area. Have a VA loan you would want to use? It would qualify for that! Would be a perfect situation if you have some land and wanted a basically brand new home to put on it for a fraction of the cost! Call 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: $12,750
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$2,880
• Taxable income: $305
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $1,790/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: Boundary County District
• NCES district ID: 1600420
• Math proficiency: 40% ▼ -2.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $38,598
• Composite: 40.8/100
• National rank: #3638
• State rank: #42 of 92 in ID

Livability — Bonners Ferry

• Score: 63/100
• State rank: #154
• US rank: #14914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,909

Population outlook (Boundary County) Hauer SSP2

• Today (2025): 11,888 people
• By 2030: 12,068 · +1.5%
• By 2040: 12,132 · +2.1%
• By 2050: 11,952 · +0.5%
• By 2075: 11,265 · -5.2%
• By 2100: 9,878 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 3% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 4% Scottish 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Boundary

• 2024 margin: Solid R (+65.4) · D 16.1% · R 81.5% · Other 2.4%
• 2008→2024 swing: -31.7pp toward R · 2008: -33.7pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+58.9 2016: R+55.5 2012: R+42.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.72%
• Current HPI: 264.1753
• 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

-10.0% since first listed

4 events — show timeline

• 2026-03-31 Price Changed $99,000 CDAMLS
• 2026-03-22 Price Changed $99,000 SELMLS
• 2026-02-05 Listed $110,000 CDAMLS
• 2026-02-04 Listed $110,000 SELMLS