198 South Hills Rd #116 · Twin Falls, ID 83301

$67,000

3 bd · 1.0 ba · 924 sqft · Manufactured · 59 Days on market

Built 1973 Fair condition Est $79k · 16% under $730/mo HOA · 43% of rent ↓ 8% 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 +24.9/30.0
• ARV discount +14.6/15.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this opportunity to own a well-priced 3-bedroom, 1-bath 1973 manufactured home in a quiet, established neighborhood in Twin Falls. Prime Location, just minutes from downtown Twin Falls, with easy access to shopping, dining, and essential services. Perfect for those seeking convenience without sacrificing space or comfort. 3 bedrooms | 1 full bath Spacious layout with functional living areas Nice-sized lot with room to garden, play, or relax Pet-friendly community – bring your furry friends! Located in a welcoming, well-maintained neighborhood This home is ideal for first-time buyers, investors, or anyone looking for an affordable property in a desirable Twin Falls location.

Key facts

• Updated kitchen
• Off-street parking
• Built 1973

Tags

• UPDATED KITCHEN
• SPACIOUS COVERED PATIO
• OFF-STREET PARKING
• INCLUDED STORAGE SHED
• PET-FRIENDLY COMMUNITY

Property features AI

Finance

• Other: Subdivision: Skylane; Directions: South Washington, turn east on 3600 north on Skylane Park; Unit #116 is to the far left of the park.
• HOA & community: Monthly association fee of $730

Exterior

• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1973
• Construction: Other roof type
• Exterior features: Covered patio/deck; Manual sprinkler system; Located in a mobile home park

Interior

• Kitchen: Kitchen on the main level; Refrigerator; Gas oven
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One bathroom
• Heating & cooling: Forced air heating (natural gas); Ductless/mini-split heating; Ductless/mini-split cooling
• Interior features: Living room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $67k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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); Twin Falls High School (math 34% / reading 70%, grade D+, #30 of 169 statewide, top 21%, 1,286 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).
• This rent runs 32% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $64,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1973 — 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. 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: 2.52% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $79,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
198 South Hills Rd #71	0.00mi	3/1.5	924 (0%)	15mo	$49,000	$53	86
198 South Hills Rd #83	0.15mi	2/2.0 (-1)	924 (0%)	2mo	$84,900	$92	82
198 South Hills Rd #25	0.00mi	2/2.0 (-1)	924 (0%)	11mo	$65,000	$70	82
198 South Hills Rd #115	0.00mi	3/2.0	1,008 (+9%)	2mo	$85,900	$85	80
198 South Hills Rd #84	0.00mi	3/2.0	924 (0%)	20mo	$84,500	$91	79
198 South Hills Rd Spc 69	0.00mi	2/2.0 (-1)	896 (-3%)	10mo	$72,500	$81	78
198 South Hills Rd, #28 #28	0.00mi	2/2.0 (-1)	924 (0%)	17mo	$79,500	$86	77
198 South Hills Rd #43	0.03mi	2/1.0 (-1)	840 (-9%)	4mo	$72,999	$87	76
198 South Hls #63	0.00mi	3/1.0	840 (-9%)	12mo	$74,900	$89	75
198 South Hills Rd, #144 #144	0.00mi	2/2.0 (-1)	924 (0%)	21mo	$86,000	$93	74
198 South Hills Rd #11	0.00mi	2/1.0 (-1)	816 (-12%)	13mo	$41,000	$50	65
198 S South Hills Rd #33	0.34mi	3/1.0	896 (-3%)	23mo	$49,900	$56	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 · 2.91% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-1,422
• Equity at exit: $9,990

10-year hold

• IRR: 8.1%
• Equity multiple: 1.63×
• Total profit: $11,796
• Equity at exit: $5,793

Cash invested: $18,760 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,005/yr
• Insurance: −$28
• HOA: −$730
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $143

Break-even live

Break-even rent $1,510

Max offer price $67,000

Occupancy floor 87%

Sensitivity live

Price	-10% $189	-5% $166	+0% $143	+5% $120	+10% $97
Rent	-10% $9	-5% $76	+0% $143	+5% $210	+10% $277
Rate	-1.0pp $177	-0.5pp $160	base $143	+0.5pp $126	+1.0pp $108

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $730 · $8,760/yr

Listing history 22 events

1. 2026-06-19
   days on market $67,000 Active 59 DOM
2. 2026-06-18
   days on market $67,000 Active 58 DOM
3. 2026-06-17
   days on market $67,000 Active 57 DOM
4. 2026-06-16
   days on market $67,000 Active 56 DOM
5. 2026-06-15
   days on market $67,000 Active 55 DOM
6. 2026-06-14
   days on market $67,000 Active 53 DOM
7. 2026-06-13
   days on market $67,000 Active 52 DOM
8. 2026-06-10
   days on market $67,000 Active 50 DOM
9. 2026-06-09
   days on market $67,000 Active 49 DOM
10. 2026-06-08
    days on market $67,000 Active 48 DOM
11. 2026-06-07
    days on market $67,000 Active 47 DOM
12. 2026-06-05
    days on market $67,000 Active 44 DOM
13. 2026-06-02
    days on market $67,000 Active 42 DOM
14. 2026-06-01
    days on market $67,000 Active 41 DOM
15. 2026-05-31
    days on market $67,000 Active 40 DOM
16. 2026-05-30
    days on market $67,000 Active 39 DOM
17. 2026-04-27
    price $67,000
18. 2026-04-21
    listed $70,000 Active
19. 2025-09-16
    soldstatus Sold 705-char remark

    Show marketing remark (705 chars)

    Don’t miss this opportunity to own a well-priced 3-bedroom, 1-bath 1973 manufactured home in a quiet, established neighborhood in Twin Falls. Prime Location, just minutes from downtown Twin Falls, with easy access to shopping, dining, and essential services. Perfect for those seeking convenience without sacrificing space or comfort. 3 bedrooms | 1 full bath Spacious layout with functional living areas Nice-sized lot with room to garden, play, or relax Pet-friendly community – bring your furry friends! Located in a welcoming, well-maintained neighborhood This home is ideal for first-time buyers, investors, or anyone looking for an affordable property in a desirable Twin Falls location.

20. 2025-07-04
    status Pending 705-char remark

    Show marketing remark (705 chars)

    Don’t miss this opportunity to own a well-priced 3-bedroom, 1-bath 1973 manufactured home in a quiet, established neighborhood in Twin Falls. Prime Location, just minutes from downtown Twin Falls, with easy access to shopping, dining, and essential services. Perfect for those seeking convenience without sacrificing space or comfort. 3 bedrooms | 1 full bath Spacious layout with functional living areas Nice-sized lot with room to garden, play, or relax Pet-friendly community – bring your furry friends! Located in a welcoming, well-maintained neighborhood This home is ideal for first-time buyers, investors, or anyone looking for an affordable property in a desirable Twin Falls location.

21. 2025-06-02
    price $62,500 705-char remark

    Show marketing remark (705 chars)

    Don’t miss this opportunity to own a well-priced 3-bedroom, 1-bath 1973 manufactured home in a quiet, established neighborhood in Twin Falls. Prime Location, just minutes from downtown Twin Falls, with easy access to shopping, dining, and essential services. Perfect for those seeking convenience without sacrificing space or comfort. 3 bedrooms | 1 full bath Spacious layout with functional living areas Nice-sized lot with room to garden, play, or relax Pet-friendly community – bring your furry friends! Located in a welcoming, well-maintained neighborhood This home is ideal for first-time buyers, investors, or anyone looking for an affordable property in a desirable Twin Falls location.

22. 2025-05-05
    listed $72,500 Active 705-char remark

    Show marketing remark (705 chars)

    Don’t miss this opportunity to own a well-priced 3-bedroom, 1-bath 1973 manufactured home in a quiet, established neighborhood in Twin Falls. Prime Location, just minutes from downtown Twin Falls, with easy access to shopping, dining, and essential services. Perfect for those seeking convenience without sacrificing space or comfort. 3 bedrooms | 1 full bath Spacious layout with functional living areas Nice-sized lot with room to garden, play, or relax Pet-friendly community – bring your furry friends! Located in a welcoming, well-maintained neighborhood This home is ideal for first-time buyers, investors, or anyone looking for an affordable property in a desirable Twin Falls location.

ⓘ 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: $20,295
• − Mortgage interest: −$3,753
• − Property taxes: −$1,005
• − Insurance: −$335
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − HOA: −$8,760
• − Depreciation: −$1,949
• Taxable income: $1,246
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $1,418/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

This mobile home requires moderate repairs and maintenance, particularly in the interior walls and paint. A fresh paint job and some landscaping can significantly improve its curb appeal and value.

Repairs flagged

• Major paint — paint appears faded and needs touch-up
• Major interior walls — paint appears faded and needs touch-up
• Minor exterior siding — slight wear visible

Value-add opportunities

• Resale paint job — Fresh paint can significantly improve the home's curb appeal
• Resale interior wall repairs — Fresh paint can significantly improve the home's curb appeal
• Both landscaping — Landscaping can enhance curb appeal and add value to the property

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · paint appears faded and needs touch-up	Major	$15,000–50,000
interior walls · paint appears faded and needs touch-up	Major	$15,000–50,000
exterior siding · slight wear visible	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale paint job — Fresh paint can significantly improve the home's curb appeal ↑
• Resale interior wall repairs — Fresh paint can significantly improve the home's curb appeal ↑
• Both landscaping — Landscaping can enhance curb appeal and add value to the property ↑

ⓘ 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

-7.6% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $67,000 IMLS
• 2026-04-21 Listed $70,000 IMLS
• 2025-09-16 Sold (MLS) — IMLS
• 2025-07-04 Pending — IMLS
• 2025-06-02 Price Changed $62,500 IMLS
• 2025-05-05 Listed $72,500 IMLS