2701 N Alder Dr. # 77 #77 · Fruitland, ID 83619

$98,900

3 bd · 2.0 ba · 1,792 sqft · Manufactured · 318 Days on market

Built 1987 ↓ 23% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean & spacious, well maintained home, in a desirable 55+ community! This home features 3 large bedrooms, 2 baths, large kitchen and an open concept feel. Enjoy the big master bedroom with a walk-in closet, huge master bath with double sinks, walk-in shower and a large soaker tub. Roomy bedrooms include a built-in desk in the 2nd bedroom. All appliances and washer/dryer included. New HVAC installed in 2019, vaulted ceilings,  metal and newer carpet professionally cleaned. Covered deck on both the front and back of the home, 2 carports for parking and an 8 x16 large storage shed. Small animals allowed. Lot rent is $396/month includes water/sewer, lawn care and garbage. Great home and community!

Key facts

• Double sinks
• Relaxing tub
• Walk-in closet

Tags

• QUIET LOCATION
• WALK-IN CLOSET
• DOUBLE SINKS
• RELAXING TUB
• WALK-IN SHOWER
• LOTS OF CABINET SPACE

Property features AI

Finance

• Other: Property classified as mobile/manufactured home (rented lot)
• HOA & community: Located in a senior (55+) community / mobile home park

Exterior

• Parking: Covered carport with 2 spaces; Finished driveway
• Utilities: City water service; Sewer connected; Cable connected; Electric service
• Home design: Mobile/manufactured home on a rented lot; Located in an over-55 mobile home park
• Construction: Wood siding; Metal roof; Built in 1987
• Exterior features: Covered patio/deck; Skylight(s); Paved road access

Interior

• Kitchen: Pantry; Microwave; Freestanding oven/range; Refrigerator; Laminate countertops
• Bedrooms: 3 bedrooms — all on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Bath in primary bedroom; Great room; Double vanity; Walk-in closet(s); Pantry; Laminate countertops
• Laundry & utility: Utility room on the main level; Electric water heater; Tankless water heater

🏷️ Possibly a rental listed for sale. The $98,900 price doesn't fit this home's estimated sale value (~$245,504) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 2.9% in Fruitland — 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 71/100 on livability (#51 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Fruitland District (town): math 33% / reading 50% proficiency, ranked #60 of 92 in ID (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fruitland Elementary School (math 38% / reading 40%, grade F, #247 of 357 statewide, top 70%, 557 students, 45% FRL); Fruitland High School (math 27% / reading 62%, grade F, #61 of 169 statewide, top 41%, 542 students, 25% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 111 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 230 units permitted in Payette County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.91% ✓
• Cap rate: 16.15%
• Cash-on-cash: 35.19%
• DSCR: 2.57
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $245,504
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2750 Alden #27	0.12mi	3/2.0	1,998 (+12%)	2mo	$273,000	$137	74
2701 N Alder Dr #61	0.04mi	2/2.0 (-1)	1,560 (-13%)	2mo	$129,999	$83	70

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: 30.8%
• Equity multiple: 2.29×
• Total profit: $35,729
• Equity at exit: $14,746

10-year hold

• IRR: 38.0%
• Equity multiple: 4.53×
• Total profit: $97,835
• Equity at exit: $8,551

Cash invested: $27,692 (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 83619

• Home prices YoY: -30.4%
• Active inventory: 111
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,893 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,484/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $812

Break-even live

Break-even rent $865

Max offer price $98,900

Occupancy floor 52%

Sensitivity live

Price	-10% $881	-5% $846	+0% $812	+5% $778	+10% $744
Rent	-10% $663	-5% $737	+0% $812	+5% $887	+10% $962
Rate	-1.0pp $862	-0.5pp $837	base $812	+0.5pp $787	+1.0pp $760

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2509 Applewood Ave Fruitland, ID	3.0	3.0	2046	$2,100	$1.03	24d	1	0.17mi

Listing history 13 events

1. 2026-04-20
   price $98,900
2. 2026-01-16
   price $99,900
3. 2026-01-08
   price $118,000
4. 2025-10-23
   price $119,000
5. 2025-09-18
   price $125,000
6. 2025-08-08
   price $128,000
7. 2025-07-15
   listed $129,000 Active
8. 2024-05-22
   soldstatus Sold 719-char remark

   Show marketing remark (719 chars)

   Clean & spacious, well maintained home, in a desirable 55+ community! This home features 3 large bedrooms, 2 baths, large kitchen and an open concept feel. Enjoy the big master bedroom with a walk-in closet, huge master bath with double sinks, walk-in shower and a large soaker tub. Roomy bedrooms include a built-in desk in the 2nd bedroom. All appliances and washer/dryer included. New HVAC installed in 2019, vaulted ceilings,  metal and newer carpet professionally cleaned. Covered deck on both the front and back of the home, 2 carports for parking and an 8 x16 large storage shed. Small animals allowed. Lot rent is $396/month includes water/sewer, lawn care and garbage. Great home and community!

9. 2024-04-11
   status Pending 719-char remark

   Show marketing remark (719 chars)

   Clean & spacious, well maintained home, in a desirable 55+ community! This home features 3 large bedrooms, 2 baths, large kitchen and an open concept feel. Enjoy the big master bedroom with a walk-in closet, huge master bath with double sinks, walk-in shower and a large soaker tub. Roomy bedrooms include a built-in desk in the 2nd bedroom. All appliances and washer/dryer included. New HVAC installed in 2019, vaulted ceilings,  metal and newer carpet professionally cleaned. Covered deck on both the front and back of the home, 2 carports for parking and an 8 x16 large storage shed. Small animals allowed. Lot rent is $396/month includes water/sewer, lawn care and garbage. Great home and community!

10. 2024-02-22
    listed $129,000 Active 719-char remark

    Show marketing remark (719 chars)

    Clean & spacious, well maintained home, in a desirable 55+ community! This home features 3 large bedrooms, 2 baths, large kitchen and an open concept feel. Enjoy the big master bedroom with a walk-in closet, huge master bath with double sinks, walk-in shower and a large soaker tub. Roomy bedrooms include a built-in desk in the 2nd bedroom. All appliances and washer/dryer included. New HVAC installed in 2019, vaulted ceilings,  metal and newer carpet professionally cleaned. Covered deck on both the front and back of the home, 2 carports for parking and an 8 x16 large storage shed. Small animals allowed. Lot rent is $396/month includes water/sewer, lawn care and garbage. Great home and community!

11. 2022-09-15
    soldstatus Sold 559-char remark

    Show marketing remark (559 chars)

    Well maintained home in quiet 55+ community. This clean & spacious 3 bed, 2 bath home features open concept feel, roomy bedrooms, large closet in master bedroom, huge master bath with walk-in shower. Built in desk in 2nd bedroom. All appliances included. New HVAC in 2019, vaulted ceilings, newer bedroom carpet and a metal roof. Covered deck on front, 2 carports for parking and a large storage shed. Small animals allowed. Lot rent is $327/month, covers water/sewer, lawn and garbage. Great home and community close to the river, medical and shopping.

12. 2022-08-29
    status Pending 559-char remark

    Show marketing remark (559 chars)

    Well maintained home in quiet 55+ community. This clean & spacious 3 bed, 2 bath home features open concept feel, roomy bedrooms, large closet in master bedroom, huge master bath with walk-in shower. Built in desk in 2nd bedroom. All appliances included. New HVAC in 2019, vaulted ceilings, newer bedroom carpet and a metal roof. Covered deck on front, 2 carports for parking and a large storage shed. Small animals allowed. Lot rent is $327/month, covers water/sewer, lawn and garbage. Great home and community close to the river, medical and shopping.

13. 2022-08-19
    listed $129,000 Active 559-char remark

    Show marketing remark (559 chars)

    Well maintained home in quiet 55+ community. This clean & spacious 3 bed, 2 bath home features open concept feel, roomy bedrooms, large closet in master bedroom, huge master bath with walk-in shower. Built in desk in 2nd bedroom. All appliances included. New HVAC in 2019, vaulted ceilings, newer bedroom carpet and a metal roof. Covered deck on front, 2 carports for parking and a large storage shed. Small animals allowed. Lot rent is $327/month, covers water/sewer, lawn and garbage. Great home and community close to the river, medical and shopping.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,719
• − Mortgage interest: −$5,540
• − Property taxes: −$1,484
• − Insurance: −$494
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$2,877
• Taxable income: $8,689
• Est. tax owed @ 24.0%: −$2,085
• After-tax cash flow: $7,661/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: Fruitland District
• NCES district ID: 1601140
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $47,510
• Composite: 35.43/100
• National rank: #4933
• State rank: #60 of 92 in ID

Livability — Fruitland

• Score: 71/100
• State rank: #51
• US rank: #6760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruitland, ID
• County: Payette County · 19,928 people
• City population: 8,823
• Metro: Ontario, OR-ID
• Population (ZIP): 8,823
• Household income: $66,267
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 211.0

Population outlook (Payette County) Hauer SSP2

• Today (2025): 23,392 people
• By 2030: 23,523 · +0.6%
• By 2040: 23,792 · +1.7%
• By 2050: 24,002 · +2.6%
• By 2075: 25,286 · +8.1%
• By 2100: 26,673 · +14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Scottish 3% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Payette

• 2024 margin: Solid R (+62.9) · D 17.6% · R 80.4% · Other 2.0%
• 2008→2024 swing: -21.4pp toward R · 2008: -41.5pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+59.3 2016: R+59.9 2012: R+44.0 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.19%
• Current HPI: 266.5112
• Rent YoY: —
• Metro: Ontario, OR-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

-23.3% since first listed

13 events — show timeline

• 2026-04-20 Price Changed $98,900 IMLS
• 2026-01-16 Price Changed $99,900 IMLS
• 2026-01-08 Price Changed $118,000 IMLS
• 2025-10-23 Price Changed $119,000 IMLS
• 2025-09-18 Price Changed $125,000 IMLS
• 2025-08-08 Price Changed $128,000 IMLS
• 2025-07-15 Listed $129,000 IMLS
• 2024-05-22 Sold (MLS) — IMLS
• 2024-04-11 Pending — IMLS
• 2024-02-22 Listed $129,000 IMLS
• 2022-09-15 Sold (MLS) — IMLS
• 2022-08-29 Pending — IMLS
• 2022-08-19 Listed $129,000 IMLS