4030 River Resort Dr #20 · Homedale, ID 83628

$130,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 5 Days on market

Built 2000 Fair condition Est $130k · at est. ↓ 13% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare find in the Snake River RV Resort community along side the mighty Snake River! This well kept 2000 Champion manufactured home is 16' by 76' and lives large for a 3 bedrooms 2 bath Home. A fabulous 28' x 14' covered deck to relax and enjoy the beauty of the area. Recent updates include: Newer HVAC, newer carpet and paint all in 2022. New kitchen appliances 2018! Tile kitchen floors and tile counters with custom oak cabinets! 10x12 Storage shed, large soaker tub and separate shower and dual vanity in main bathroom. Park has a community dock, large covered pavilion, small club/Bath house with laundry-mat and more. Lot rent is $550 per month. Fee includes water, sewer and Trash!

Key facts

• Attached deck
• Covered deck
• Scenic snake river

Tags

• RIVERFRONT RESORT COMMUNITY
• SCENIC SNAKE RIVER
• ATTACHED DECK
• LARGE STORAGE SHED
• SMALL FENCED SIDE YARD
• COVERED DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.5% vs local median 2.5% in Homedale — 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 66/100 on livability (#105 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• Homedale Joint District (town): math 32% / reading 50% proficiency, ranked #64 of 92 in ID (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Homedale Elementary School (math 42% / reading 32%, grade F, #255 of 357 statewide, top 74%, 469 students, 59% FRL); Homedale Middle School (math 31% / reading 59%, grade D, #49 of 109 statewide, top 46%, 380 students, 51% FRL); Homedale High School (math 17% / reading 52%, grade F, #108 of 169 statewide, top 67%, 411 students, 40% FRL).
• Market conditions: 41 active listings in the ZIP; 40 units permitted in Owyhee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Owyhee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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 $130,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.60%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $130,112
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4030 River Resort Dr #20	0.00mi	3/2.0	1,216 (0%)	1mo	$130,000	$107	99
4030 River Resort Drive Space #15 #15	0.00mi	3/2.0	1,056 (-13%)	17mo	$160,000	$152	64
3805 Pioneer Park Ln #21	0.71mi	2/1.0 (-1)	1,046 (-14%)	10mo	$79,000	$76	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.41×
• Total profit: $14,889
• Equity at exit: $19,383

10-year hold

• IRR: 19.5%
• Equity multiple: 2.63×
• Total profit: $59,340
• Equity at exit: $11,240

Cash invested: $36,400 (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 83628

• Home prices YoY: -6.3%
• Active inventory: 41
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,851 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $564

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 65%

Sensitivity live

Price	-10% $654	-5% $609	+0% $564	+5% $519	+10% $474
Rent	-10% $418	-5% $491	+0% $564	+5% $637	+10% $710
Rate	-1.0pp $630	-0.5pp $597	base $564	+0.5pp $530	+1.0pp $496

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-03-24
   status Pending
2. 2026-03-19
   listed $130,000 Active
3. 2024-07-19
   soldstatus Sold 688-char remark

   Show marketing remark (688 chars)

   Rare find in the Snake River RV Resort community along side the mighty Snake River! This well kept 2000 Champion manufactured home is 16' by 76' and lives large for a 3 bedrooms 2 bath Home. A fabulous 28' x 14' covered deck to relax and enjoy the beauty of the area. Recent updates include: Newer HVAC, newer carpet and paint all in 2022. New kitchen appliances 2018! Tile kitchen floors and tile counters with custom oak cabinets! 10x12 Storage shed, large soaker tub and separate shower and dual vanity in main bathroom. Park has a community dock, large covered pavilion, small club/Bath house with laundry-mat and more. Lot rent is $550 per month. Fee includes water, sewer and Trash!

4. 2024-06-19
   status Pending 688-char remark

   Show marketing remark (688 chars)

   Rare find in the Snake River RV Resort community along side the mighty Snake River! This well kept 2000 Champion manufactured home is 16' by 76' and lives large for a 3 bedrooms 2 bath Home. A fabulous 28' x 14' covered deck to relax and enjoy the beauty of the area. Recent updates include: Newer HVAC, newer carpet and paint all in 2022. New kitchen appliances 2018! Tile kitchen floors and tile counters with custom oak cabinets! 10x12 Storage shed, large soaker tub and separate shower and dual vanity in main bathroom. Park has a community dock, large covered pavilion, small club/Bath house with laundry-mat and more. Lot rent is $550 per month. Fee includes water, sewer and Trash!

5. 2024-05-23
   price $135,000 688-char remark

   Show marketing remark (688 chars)

   Rare find in the Snake River RV Resort community along side the mighty Snake River! This well kept 2000 Champion manufactured home is 16' by 76' and lives large for a 3 bedrooms 2 bath Home. A fabulous 28' x 14' covered deck to relax and enjoy the beauty of the area. Recent updates include: Newer HVAC, newer carpet and paint all in 2022. New kitchen appliances 2018! Tile kitchen floors and tile counters with custom oak cabinets! 10x12 Storage shed, large soaker tub and separate shower and dual vanity in main bathroom. Park has a community dock, large covered pavilion, small club/Bath house with laundry-mat and more. Lot rent is $550 per month. Fee includes water, sewer and Trash!

6. 2024-05-10
   listed $139,900 Active 688-char remark

   Show marketing remark (688 chars)

   Rare find in the Snake River RV Resort community along side the mighty Snake River! This well kept 2000 Champion manufactured home is 16' by 76' and lives large for a 3 bedrooms 2 bath Home. A fabulous 28' x 14' covered deck to relax and enjoy the beauty of the area. Recent updates include: Newer HVAC, newer carpet and paint all in 2022. New kitchen appliances 2018! Tile kitchen floors and tile counters with custom oak cabinets! 10x12 Storage shed, large soaker tub and separate shower and dual vanity in main bathroom. Park has a community dock, large covered pavilion, small club/Bath house with laundry-mat and more. Lot rent is $550 per month. Fee includes water, sewer and Trash!

7. 2024-05-07
   historical
8. 2024-04-25
   price $145,000
9. 2024-03-21
   price $149,000
10. 2024-01-16
    listed $150,000 Active
11. 2023-09-07
    historical
12. 2023-07-26
    status Pending
13. 2023-06-28
    status Active
14. 2023-06-25
    status Pending
15. 2023-05-23
    listed $150,000 Active

ⓘ 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: $22,215
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$3,782
• Taxable income: $4,997
• Est. tax owed @ 24.0%: −$1,199
• After-tax cash flow: $5,570/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 home is in fair condition with moderate repairs needed, primarily in the paint and landscaping areas. It has a good layout and is located in a desirable community, making it a good investment opportunity.

Repairs flagged

• Major paint — paint appears worn and needs touch-up
• Major landscaping — small yard, needs trimming and planting

Value-add opportunities

• Resale paint — Fresh paint can make a significant difference in curb appeal
• Rental landscaping — Well-maintained landscaping can attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · paint appears worn and needs touch-up	Major	$15,000–50,000
landscaping · small yard, needs trimming and planting	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale paint — Fresh paint can make a significant difference in curb appeal ↑
• Rental landscaping — Well-maintained landscaping can attract more renters ↑

ⓘ 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: Homedale Joint District
• NCES district ID: 1601470
• Math proficiency: 32% ▲ 5.00%
• Reading proficiency: 50% ▲ 9.00%
• Median HH income: $40,560
• Composite: 34.35/100
• National rank: #5224
• State rank: #64 of 92 in ID

Livability — Homedale

• Score: 66/100
• State rank: #105
• US rank: #11584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,848

Population outlook (Owyhee County) Hauer SSP2

• Today (2025): 11,097 people
• By 2030: 10,842 · -2.3%
• By 2040: 10,221 · -7.9%
• By 2050: 9,407 · -15.2%
• By 2075: 7,339 · -33.9%
• By 2100: 5,495 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 20% German/W. Germanic 1%

Political lean MEDSL · Owyhee

• 2024 margin: Solid R (+67.6) · D 15.3% · R 82.8% · Other 1.9%
• 2008→2024 swing: -16.3pp toward R · 2008: -51.3pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+63.3 2016: R+62.8 2012: R+52.7 2008: R+51.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.47%
• Current HPI: 318.6186
• 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

-13.3% since first listed

15 events — show timeline

• 2026-03-24 Pending — IMLS
• 2026-03-19 Listed $130,000 IMLS
• 2024-07-19 Sold (MLS) — IMLS
• 2024-06-19 Pending — IMLS
• 2024-05-23 Price Changed $135,000 IMLS
• 2024-05-10 Listed $139,900 IMLS
• 2024-05-07 Listing Removed — IMLS
• 2024-04-25 Price Changed $145,000 IMLS
• 2024-03-21 Price Changed $149,000 IMLS
• 2024-01-16 Listed $150,000 IMLS
• 2023-09-07 Listing Removed — IMLS
• 2023-07-26 Pending — IMLS
• 2023-06-28 Relisted — IMLS
• 2023-06-25 Pending — IMLS
• 2023-05-23 Listed $150,000 IMLS