700 Fairview #75 · Meridian, ID 83642

$162,400

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 32 Days on market

Built 2005 Est $147k · 11% 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 +9.1/10.0
• Schools +5.2/10.0
• Livability +4.1/5.0
• Rent growth +3.5/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * PRICE REDUCED * * Welcome to this beautifully maintained manufactured home located in a peaceful, park—perfectly positioned near shopping & dining for ultimate convenience. Step inside to find a thoughtfully updated interior featuring new luxury vinyl plank (LVP) flooring, fresh paint throughout, and modern ceiling fans that add both comfort and style. The spacious primary bedroom boasts plush carpet with upgraded padding, dual vanities and a walk in closet. Enjoy peace of mind with major systems already updated: the HVAC, water heater, and appliances are all just 5 years old or less. The home also includes window coverings throughout and new storm doors with screens, enh

Key facts

• 2 parking spots
• Built 2005
• Listed 32 days

Property features AI

Finance

• Other: Public paved road frontage
• HOA & community: Located in the Embassy Mobile subdivision

Exterior

• Parking: Carport with 2 covered spaces; RV access/parking
• Utilities: City water service; Sewer connected; Cable connected; Broadband internet
• Home design: Mobile/manufactured home on a rented lot; Built in 2005
• Construction: HardiPlank-type exterior; Composition roof; Storage shed (separate structure)
• Exterior features: Full fencing (metal and vinyl); Auto sprinkler / full sprinkler system; Irrigation available; Corner lot in a cul-de-sac; Storage shed

Interior

• Kitchen: Kitchen on main level (approx. 10 x 12); Dishwasher; Disposal; Microwave; Freestanding oven/range; Gas oven; Gas range; Refrigerator; Breakfast bar; Pantry; Laminate counters
• Bedrooms: 3 bedrooms, all on the main level; Primary bedroom approx. 12 x 13 (main level); Bedroom 2 approx. 10 x 12 (main level); Bedroom 3 approx. 10 x 12 (main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms; Primary bathroom with double vanity
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Bath in master bedroom; Family room; Double vanity; Walk-in closet(s); Breakfast bar; Pantry; Laminate counters
• Laundry & utility: Utility room on main level (approx. 5 x 8); Gas water heater; Tank water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $162k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $158k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.1% in Meridian — 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 82/100 on livability (#10 in ID, #1,176 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D+.
• Joint School District No. 2 (suburban): math 53% / reading 67% proficiency, ranked #11 of 92 in ID (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Meridian Elementary School (math 37% / reading 47%, grade F, #217 of 357 statewide, top 62%, 448 students, 66% FRL); Meridian Academy (math 10% / reading 30%, grade F, #141 of 169 statewide, top 87%, 171 students, 40% FRL) — zoned schools average 53% FRL vs 23% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 60% district-wide (-29 pts) — the specific schools serving this property underperform the Joint School District No. 2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.8%/yr); 748 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Ada County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $157,528 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.41% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.03%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $146,664
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Fairview #173	0.00mi	3/2.0	1,492 (-1%)	1mo	$170,000	$114	97
700 E Fairview Ave #139	0.00mi	3/2.0	1,560 (+3%)	14mo	$149,900	$96	83
700 E Fairview Ave #62	0.00mi	3/2.0	1,647 (+9%)	4mo	$130,000	$79	81
700 E Fairview Ave #185	0.00mi	3/2.0	1,440 (-5%)	20mo	$139,900	$97	76

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 · 3.84% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $19,177
• Equity at exit: $24,214

10-year hold

• IRR: 20.3%
• Equity multiple: 2.78×
• Total profit: $80,997
• Equity at exit: $14,041

Cash invested: $45,472 (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 83642

• Rents YoY: 3.8%
• Active inventory: 748
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,285 high
• Mortgage (P&I): −$852
• Tax est. 1.5%: −$203 /mo · $2,436/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $683

Break-even live

Break-even rent $1,421

Max offer price $162,400

Occupancy floor 65%

Sensitivity live

Price	-10% $795	-5% $739	+0% $683	+5% $627	+10% $571
Rent	-10% $503	-5% $593	+0% $683	+5% $773	+10% $864
Rate	-1.0pp $765	-0.5pp $724	base $683	+0.5pp $641	+1.0pp $598

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: $40,600
• Closing costs: $4,872
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1067 N Crestley Ave Meridian, ID	3.0	2.0	1292	$2,145	$1.66	3d	1	0.46mi
992 E Grouse Dr Meridian, ID	4.0	2.0	1654	$2,700	$1.63	11d	1	0.56mi
1440 N Locust Grove Rd Meridian, ID	2.0–3.0	2.5–3.0	1112	$2,275	$2.04	3d	9	0.64mi
395 W Cranmer Dr Meridian, ID	3.0	1.5	1224	$1,895	$1.55	3d	1	0.72mi
1958 E Knobcone Dr Meridian, ID	4.0	3.0	2171	$2,750	$1.27	24d	1	0.85mi
N Meadowglen Ave Meridian, ID	3.0	2.5	1849	$2,300	$1.24	3d	1	0.86mi
2182 E Clarene St Meridian, ID	3.0	2.0	1300	$2,195	$1.69	3d	1	0.89mi
2032 E Presidential Dr Meridian, ID	3.0	2.5	1704	$2,495	$1.46	15d	1	0.89mi
2985 N Meridian Rd Unit 102 Meridian, ID	2.0	1.5	1186	$1,550	$1.31	3d	1	0.92mi
1241 E Ringneck Ct Meridian, ID	4.0	2.0	1718	$2,245	$1.31	3d	1	0.93mi
1350 N Webb Way Meridian, ID	1.0–3.0	1.0–2.0	975	$4,819	$4.94	24d	1	0.95mi
539 W Idaho Ave Meridian, ID	2.0	1.5	1100	$1,500	$1.36	15d	1	1.00mi
2686 N Vallin Ave Meridian, ID	3.0	2.0	1564	$2,350	$1.50	24d	1	1.04mi
3093 N Summermoon Ave Meridian, ID	4.0	2.5	1962	$2,400	$1.22	15d	1	1.12mi
1944 E Netley St Meridian, ID	4.0	3.0	1906	$2,400	$1.26	15d	1	1.14mi
2244 N Hickory Way Meridian, ID	4.0	2.0	2110	$2,450	$1.16	15d	1	1.15mi
2053 E Sharptail St Meridian, ID	3.0	2.5	1780	$2,195	$1.23	24d	1	1.18mi
689 W Pebblestone Ln Meridian, ID	2.0–3.0	2.5	1345	$2,500	$1.86	24d	12	1.24mi
3104 N Venable Ln Meridian, ID	1.0–3.0	1.0–2.5	1164	$2,595	$2.23	3d	17	1.24mi
2724 N Sommersby Way Meridian, ID	3.0	2.0	1624	$2,200	$1.35	24d	1	1.25mi
1685 NW 13th Ave Meridian, ID	3.0	2.0	1227	$2,050	$1.67	14d	1	1.27mi
1339 W Sandalwood Dr Meridian, ID	3.0	2.0	1168	$1,995	$1.71	3d	1	1.33mi
1510 W Storey St Meridian, ID	3.0	2.0	1573	$1,989	$1.26	24d	1	1.39mi
2835 NW 12th Dr Meridian, ID	4.0	2.0	1821	$2,500	$1.37	3d	1	1.44mi

Listing history 9 events

1. 2026-05-17
   status Pending
2. 2026-05-12
   price $162,400
3. 2026-04-16
   listed $164,900 Active
4. 2018-07-20
   soldstatus Sold
5. 2018-06-18
   status Pending
6. 2018-05-05
   status Active
7. 2018-04-19
   status Pending
8. 2018-04-14
   listed $79,900 Active
9. 2016-06-23
   listed $49,900

ⓘ 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: $27,425
• − Mortgage interest: −$9,097
• − Property taxes: −$2,436
• − Insurance: −$812
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$4,724
• Taxable income: $5,968
• Est. tax owed @ 24.0%: −$1,432
• After-tax cash flow: $6,766/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: Joint School District No. 2
• NCES district ID: 1602100
• Math proficiency: 53% ▼ -6.00%
• Reading proficiency: 67% ▼ -1.00%
• Median HH income: $64,573
• Composite: 52.42/100
• National rank: #1576
• State rank: #11 of 92 in ID

Livability — Meridian

• Score: 82/100
• State rank: #10
• US rank: #1176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meridian, ID
• County: Ada County · 522,161 people
• City population: 138,302
• Metro: Boise City, ID
• Population (ZIP): 62,279
• Household income: $96,909
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1574.0

Population outlook (Ada County) Hauer SSP2

• Today (2025): 535,818 people
• By 2030: 585,751 · +9.3%
• By 2040: 682,435 · +27.4%
• By 2050: 775,818 · +44.8%
• By 2075: 994,458 · +85.6%
• By 2100: 1,148,884 · +114.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 3% Slovak 3% Lithuanian 3%
• Foreign-born: 5% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Ada

• 2024 margin: R (+10.3) · D 43.4% · R 53.8% · Other 2.8%
• 2008→2024 swing: -4.2pp toward R · 2008: -6.2pp · 2024: -10.3pp
• All cycles: 2024: R+10.3 2020: R+3.9 2016: R+9.2 2012: R+11.3 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.45%
• Current HPI: 321.2588
• Rent YoY: ▲ 3.84%
• Metro: Boise City, 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

+225.5% since first listed

9 events — show timeline

• 2026-05-17 Pending — IMLS
• 2026-05-12 Price Changed $162,400 IMLS
• 2026-04-16 Listed $164,900 IMLS
• 2018-07-20 Sold (MLS) — IMLS
• 2018-06-18 Pending — IMLS
• 2018-05-05 Relisted — IMLS
• 2018-04-19 Pending — IMLS
• 2018-04-14 Listed $79,900 IMLS
• 2016-06-23 Listed $49,900 IMLS