1705 Windmere · Mountain Home, ID 83647

$86,500

2 bd · 1.0 ba · 800 sqft · Manufactured · 83 Days on market

Built 1978 Good condition $400/mo HOA · 27% of rent ↓ 31% 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 +23.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, move in ready home with open flow from front room, kitchen and dining. Updates throughout, flooring, paint, electrical, tankless water heater and so much more. Park will be putting in sprinklers and grass for front yard. Located between base and downtown with a country feel.

Key facts

• Built 1978
• Listed 82 days

Property features AI

Finance

• HOA & community: Monthly association fee of $400

Exterior

• Parking: Finished driveway
• Utilities: City water; Sewer connected; Public paved road frontage
• Home design: Mobile/manufactured home on a rented lot; Built in 1978; Located in a mobile home park
• Construction: Metal roof
• Exterior features: Partial wood fencing; Sidewalks; Automatic sprinkler system (partial)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven/Range (freestanding); Refrigerator; Laminate counters
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Laminate counters
• Laundry & utility: Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $86k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $81k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.0% in Mountain Home — 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 (#26 in ID, #3,741 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Mountain Home District (town): math 28% / reading 44% proficiency, ranked #78 of 92 in ID (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Elementary School (math 37% / reading 37%, grade F, #255 of 357 statewide, top 74%, 520 students, 50% FRL); Hacker Middle School (math 24% / reading 40%, grade F, #90 of 109 statewide, top 84%, 552 students, 45% FRL); Mountain Home Sr High School (math 21% / reading 44%, grade F, #117 of 169 statewide, top 70%, 960 students, 33% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 355 active listings in the ZIP; 129 units permitted in Elmore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $598 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Elmore County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $81,310 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.70% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.23% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $1,660
• Equity at exit: $12,897

10-year hold

• IRR: 15.6%
• Equity multiple: 2.56×
• Total profit: $37,666
• Equity at exit: $7,479

Cash invested: $24,220 (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 83647

• Home prices YoY: -31.4%
• Rents YoY: 6.2%
• Active inventory: 355
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$454
• Tax est. 1.5%: −$108 /mo · $1,298/yr
• Insurance: −$36
• HOA: −$400
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $164

Break-even live

Break-even rent $1,263

Max offer price $86,500

Occupancy floor 84%

Sensitivity live

Price	-10% $224	-5% $194	+0% $164	+5% $135	+10% $105
Rent	-10% $48	-5% $106	+0% $164	+5% $223	+10% $281
Rate	-1.0pp $208	-0.5pp $186	base $164	+0.5pp $142	+1.0pp $119

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: $21,625
• Closing costs: $2,595
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: waterelectric

Listing history 28 events

1. 2026-06-21
   days on market $86,500 Active 83 DOM
2. 2026-06-19
   days on market $86,500 Active 81 DOM
3. 2026-06-18
   days on market $86,500 Active 80 DOM
4. 2026-06-17
   days on market $86,500 Active 79 DOM
5. 2026-06-16
   days on market $86,500 Active 78 DOM
6. 2026-06-16
   price $86,500 Active 77 DOM
7. 2026-06-15
   days on market $87,500 Active 77 DOM
8. 2026-06-14
   days on market $87,500 Active 75 DOM
9. 2026-06-12
   days on market $87,500 Active 74 DOM
10. 2026-06-09
    days on market $87,500 Active 71 DOM
11. 2026-06-08
    days on market $87,500 Active 70 DOM
12. 2026-06-07
    days on market $87,500 Active 69 DOM
13. 2026-06-07
    days on market $87,500 Active 68 DOM
14. 2026-06-04
    days on market $87,500 Active 65 DOM
15. 2026-06-02
    days on market $87,500 Active 64 DOM
16. 2026-06-01
    days on market $87,500 Active 63 DOM
17. 2026-05-31
    days on market $87,500 Active 62 DOM
18. 2026-05-31
    days on market $87,500 Active 61 DOM
19. 2026-05-04
    price $87,500
20. 2026-03-30
    listed $90,000 Active
21. 2023-10-30
    historical
22. 2023-10-20
    price $119,900
23. 2023-10-09
    price $122,000
24. 2023-09-29
    listed $125,000 Active
25. 2022-08-02
    soldstatus Sold 285-char remark

    Show marketing remark (285 chars)

    Charming, move in ready home with open flow from front room, kitchen and dining. Updates throughout, flooring, paint, electrical, tankless water heater and so much more. Park will be putting in sprinklers and grass for front yard. Located between base and downtown with a country feel.

26. 2022-07-08
    status Pending 285-char remark

    Show marketing remark (285 chars)

    Charming, move in ready home with open flow from front room, kitchen and dining. Updates throughout, flooring, paint, electrical, tankless water heater and so much more. Park will be putting in sprinklers and grass for front yard. Located between base and downtown with a country feel.

27. 2022-06-22
    historical Contingent 285-char remark

    Show marketing remark (285 chars)

    Charming, move in ready home with open flow from front room, kitchen and dining. Updates throughout, flooring, paint, electrical, tankless water heater and so much more. Park will be putting in sprinklers and grass for front yard. Located between base and downtown with a country feel.

28. 2022-05-26
    listed $126,000 Active 285-char remark

    Show marketing remark (285 chars)

    Charming, move in ready home with open flow from front room, kitchen and dining. Updates throughout, flooring, paint, electrical, tankless water heater and so much more. Park will be putting in sprinklers and grass for front yard. Located between base and downtown with a country feel.

ⓘ 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: $17,654
• − Mortgage interest: −$4,845
• − Property taxes: −$1,298
• − Insurance: −$432
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − HOA: −$4,800
• − Depreciation: −$2,516
• Taxable income: $938
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $1,748/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

Good 75/100 Cosmetic rehab

This move-in ready manufactured home features modern updates and a good condition, with a fresh paint job and modern appliances. Potential buyers will appreciate the smart home features and durable countertops.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑

ⓘ 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: Mountain Home District
• NCES district ID: 1602250
• Math proficiency: 28% ▼ -5.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $44,262
• Composite: 30.57/100
• National rank: #6203
• State rank: #78 of 92 in ID

Livability — Mountain Home

• Score: 76/100
• State rank: #26
• US rank: #3741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Home, ID
• County: Elmore County · 22,952 people
• City population: 22,952
• Metro: Mountain Home, ID
• Population (ZIP): 22,952
• Household income: $63,760
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 317.0

Population outlook (Elmore County) Hauer SSP2

• Today (2025): 22,644 people
• By 2030: 21,112 · -6.8%
• By 2040: 17,768 · -21.5%
• By 2050: 14,629 · -35.4%
• By 2075: 9,144 · -59.6%
• By 2100: 6,006 · -73.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 13% Asian 3% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 4% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 10% · Canada
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 2% Chinese 1%

Political lean MEDSL · Elmore

• 2024 margin: Solid R (+48.5) · D 24.5% · R 73.0% · Other 2.5%
• 2008→2024 swing: -12.1pp toward R · 2008: -36.4pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+45.5 2016: R+47.0 2012: R+33.9 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.42%
• Current HPI: 236.3087
• Rent YoY: ▲ 6.23%
• Metro: Mountain Home, 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

-30.6% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $87,500 IMLS
• 2026-03-30 Listed $90,000 IMLS
• 2023-10-30 Listing Removed — IMLS
• 2023-10-20 Price Changed $119,900 IMLS
• 2023-10-09 Price Changed $122,000 IMLS
• 2023-09-29 Listed $125,000 IMLS
• 2022-08-02 Sold (MLS) — IMLS
• 2022-07-08 Pending — IMLS
• 2022-06-22 Contingent — IMLS
• 2022-05-26 Listed $126,000 IMLS