1085 E 4th S · Mountain Home, ID 83647

$700,000

24 bd · 20.0 ba · 2,800 sqft · MultiFamily · 43 Days on market

Built 1943 Good condition 0.30 ac lot

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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).

• Cash flow +11.2/30.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Fourplex and one house on one splitable Parcel. All units were remodeled in 2020. Improvements include new dual pane windows, cabinets, counter tops, SS appliances, EVP flooring, heaters, AC units, bathrooms, plumbing & lighting fixtures, roofs, paint inside and out all completed in 2020/21. All units have washer and dryer hookups & private fenced yards. Fully occupied with excellent rental history. Perfect for a 1031 exchange, or live on-site in the house and rent the fourplex to offset your mortgage. Parcel can be split with administrative process. Listing agent is owner/seller. Listing Agent is owner.

Key facts

• Splitable parcel
• Remodeled in 2020
• Private fenced yards

Tags

• REMODELED IN 2020
• NEW DUAL PANE WINDOWS
• PRIVATE FENCED YARDS
• WASHER AND DRYER HOOKUPS
• EXCELLENT RENTAL HISTORY
• SPLITABLE PARCEL

Property features AI

Exterior

• Parking: Ten total parking spaces
• Utilities: City water service; Sewer connected; Each unit has a separate electric meter; Each unit has a separate gas meter
• Home design: Apartment building; Built in 1943
• Construction: Frame construction
• Exterior features: Wood full fencing; Composition roof

Interior

• Kitchen: Stove/Range in all units; Refrigerator in all units; Garbage disposal (shared/not in units)
• Bedrooms: Six total bedrooms
• Bathrooms: Five total bathrooms
• Heating & cooling: Natural gas heating; Wall furnaces; Wall/window air conditioning units serving all units
• Interior features: Apartment property with 5+ units
• Laundry & utility: Washer/dryer hookups in all units; Washer/Dryer listed (not located in units)

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $700k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-725 ($-9k/yr) — negative. Per door: $-181/mo.
• To cash-flow at today's rent, offer at most $595k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $579k (17.3% below list).
• Recommended offer: $579k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.1% 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: Mountain Home Sr High School (math 21% / reading 44%, grade F, #117 of 169 statewide, top 70%, 960 students, 33% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 347 active listings in the ZIP; 129 units permitted in Elmore County in 2024 (0 in 5+ unit buildings).
• At $5,789/mo this rent would consume 109% of the median local household income ($64k/yr) (locally 317% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($679k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $578,900 (17.3% 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 43 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 10.1

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: -19.8%
• Equity multiple: 0.29×
• Total profit: $-139,791
• Equity at exit: $104,372

10-year hold

• IRR: -6.5%
• Equity multiple: 0.52×
• Total profit: $-94,481
• Equity at exit: $60,523

Cash invested: $196,000 (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: 347
• Price-to-rent: 40.3×

Monthly cashflow live

• Estimated rent: $5,789 medium
• Mortgage (P&I): −$3,671
• Tax est. 1.5%: −$875 /mo · $10,500/yr
• Insurance: −$292
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,216
• Net cashflow: $-725

Break-even live

Break-even rent $6,706

Max offer price $595,142

Occupancy floor —

Sensitivity live

Price	-10% $-241	-5% $-483	+0% $-725	+5% $-967	+10% $-1,208
Rent	-10% $-1,182	-5% $-953	+0% $-725	+5% $-496	+10% $-267
Rate	-1.0pp $-372	-0.5pp $-547	base $-725	+0.5pp $-906	+1.0pp $-1,091

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,788
Total (4 units)			$5,789

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $700,000 Active 43 DOM
2. 2026-06-18
   days on market $700,000 Active 42 DOM
3. 2026-06-17
   days on market $700,000 Active 41 DOM
4. 2026-06-16
   days on market $700,000 Active 40 DOM
5. 2026-06-15
   days on market $700,000 Active 39 DOM
6. 2026-06-14
   days on market $700,000 Active 37 DOM
7. 2026-06-12
   days on market $700,000 Active 36 DOM
8. 2026-06-09
   days on market $700,000 Active 33 DOM
9. 2026-06-08
   days on market $700,000 Active 32 DOM
10. 2026-06-07
    days on market $700,000 Active 31 DOM
11. 2026-06-07
    days on market $700,000 Active 30 DOM
12. 2026-06-04
    days on market $700,000 Active 27 DOM
13. 2026-06-02
    days on market $700,000 Active 26 DOM
14. 2026-06-01
    days on market $700,000 Active 25 DOM
15. 2026-05-31
    days on market $700,000 Active 24 DOM
16. 2026-05-31
    days on market $700,000 Active 23 DOM
17. 2026-05-07
    listed $700,000 Active

ⓘ 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 FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,468
• − Mortgage interest: −$39,211
• − Property taxes: −$10,500
• − Insurance: −$9,025
• − Repairs & maintenance: −$5,557
• − Management: −$5,557
• − Depreciation: −$20,364
• Taxable loss: −$20,746
• Est. tax savings @ 24.0%: +$4,979
• After-tax cash flow: $-3,717/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 80/100 Cosmetic rehab

This fourplex and single-family home has been recently remodeled and is in excellent condition, with all units fully occupied and showing excellent rental history.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet in bedrooms — Carpet can be worn and replacing it improves comfort and appearance
• Both Install smart home devices — Smart home devices can increase home's value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet in bedrooms — Carpet can be worn and replacing it improves comfort and appearance ↑
• Both Install smart home devices — Smart home devices can increase home's value and appeal to tech-savvy buyers ↑

ⓘ 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

1 event — show timeline

• 2026-05-07 Listed $700,000 IMLS