89 Waterfall Loop · Orofino, ID 83544

$85,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 91 Days on market

Built 1997 9,147 sqft lot Est $85k · at est. $425/mo HOA · 36% of rent

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Why this score? — see what drove the D- 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).

• 1% rule +8.8/10.0
• Cash flow +7.9/30.0
• ARV discount +7.6/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful, move-in ready home located in one of the best parks Orofino has to offer, featuring low space rent and thoughtful upgrades throughout. The well-designed split floor plan offers an impressive master suite on one side of the home, complete with an en suite bathroom and walk-in closet, providing privacy and comfort. On the opposite side, you’ll find two additional bedrooms and a full hall bath—perfect for guests, family, or a home office. The kitchen, dining, and living areas come together in an open great-room concept, creating a warm and inviting space for everyday living and entertaining. A wood-burning stove serves as the focal point of this area, adding charm, effic

Key facts

• Master suite
• En suite bathroom
• Thoughtful upgrades

Tags

• MOVE IN READY
• THOUGHTFUL UPGRADES
• SPLIT FLOOR PLAN
• MASTER SUITE
• EN SUITE BATHROOM
• WALK IN CLOSET

Property features AI

Finance

• Other: Homeowner tax exemption
• HOA & community: Monthly association fee of $425

Exterior

• Utilities: Community water service; Sewer connected; Electric water heater
• Home design: Mobile/manufactured home (rented lot); Built in 1997
• Construction: Metal roof
• Exterior features: Metal fencing; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Built-in oven/range; Refrigerator; Breakfast bar
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating; Wood heating (wood burning stove); No central air
• Interior features: Master bedroom with en-suite bath; Great room; Walk-in closet(s); Breakfast bar
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $72k (15.1% below list).
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $72k (15.1% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 2.4% in Orofino — 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 76/100 on livability (#27 in ID, #3,806 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Orofino Joint District (town): math 37% / reading 56% proficiency, ranked #45 of 92 in ID (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Orofino Elementary School (math 42% / reading 52%, grade D-, #176 of 357 statewide, top 53%, 376 students, 41% FRL); Orofino High School (math 32% / reading 67%, grade D, #45 of 169 statewide, top 29%, 372 students, 25% FRL).
• Market conditions: 81 active listings in the ZIP; 51 units permitted in Clearwater County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clearwater County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $72,139 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.38% ✓
• Cap rate: 5.04%
• Cash-on-cash: -4.48%
• DSCR: 0.80
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $85,120
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Waterfall Loop	0.00mi	3/2.0	1,216 (0%)	0mo	$85,000	$70	100
12 141st St	0.68mi	3/2.0	1,134 (-7%)	23mo	$105,000	$93	38
7 Twilight Dr	0.74mi	2/2.0 (-1)	1,072 (-12%)	21mo	$69,000	$64	24

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: -23.4%
• Equity multiple: 0.20×
• Total profit: $-19,156
• Equity at exit: $12,674

10-year hold

• IRR: -17.1%
• Equity multiple: 0.04×
• Total profit: $-22,837
• Equity at exit: $7,349

Cash invested: $23,800 (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 83544

• Home prices YoY: -18.4%
• Active inventory: 81
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$425
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-89

Break-even live

Break-even rent $1,282

Max offer price $72,139

Occupancy floor —

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $425 · $5,100/yr

Listing history 2 events

1. 2026-05-08
   status Pending
2. 2026-02-06
   listed $85,000 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: $14,028
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − HOA: −$5,100
• − Depreciation: −$2,473
• Taxable loss: −$2,250
• Est. tax savings @ 24.0%: +$540
• After-tax cash flow: $-527/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: Orofino Joint District
• NCES district ID: 1602520
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $41,114
• Composite: 38.96/100
• National rank: #4079
• State rank: #45 of 92 in ID

Livability — Orofino

• Score: 76/100
• State rank: #27
• US rank: #3806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,476

Population outlook (Clearwater County) Hauer SSP2

• Today (2025): 8,244 people
• By 2030: 8,093 · -1.8%
• By 2040: 7,821 · -5.1%
• By 2050: 7,740 · -6.1%
• By 2075: 7,777 · -5.7%
• By 2100: 6,982 · -15.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 5% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Clearwater

• 2024 margin: Solid R (+62.8) · D 17.5% · R 80.3% · Other 2.1%
• 2008→2024 swing: -28.1pp toward R · 2008: -34.8pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.3 2016: R+56.5 2012: R+40.8 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.58%
• Current HPI: 304.5259
• 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

2 events — show timeline

• 2026-05-08 Pending — IMLS
• 2026-02-06 Listed $85,000 IMLS