483 1st W · Ririe, ID 83422

$315,000

3 bd · 2.0 ba · 1,132 sqft · Other public records · 27 Days on market

Built 1913 9,148 sqft 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 +10.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

There is currently an offer in place. Buyer has agreed to allow seller to actively market the home for the purpose of back up offers only until the contingencies are released by the buyer. * Check out this beautifully updated home! As you walk in the home you will be greeted with lots of open space. The main floor features two wood burning fire places, a great sized formal dining room, the family room, a gorgeous kitchen, and the master bedroom. You will love the space this home has to offer. As you head upstairs you will have two bedrooms and one bathroom. The basement features tons of storage and a gas furnace! The home has a one car garage and the lot layout will make you think you are on more than . 22 of an acre. Don't miss your chance to make this your home!

Key facts

• 2 fireplaces
• Spacious lot
• Modern livability

Tags

• 2 FIREPLACES
• SPACIOUS LOT
• DETACHED GARAGE
• OUTDOOR LIVING
• HISTORIC CHARACTER
• MODERN LIVABILITY

Property features AI

Finance

• Other: Zoning: JEFFERSON-R1-RESIDENTIAL1

Exterior

• Parking: 1-car garage; Concrete parking
• Utilities: Natural gas available; Public sewer
• Home design: Single-family residence; Two levels (2 stories)
• Construction: Frame and stucco construction; Metal roof
• Exterior features: Wood fencing; Lot approximately 0.21 acres; Subdivision: RIRIE-JEF

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Tile countertops; Fireplace (2 total); Partial basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $315k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (31.7% below list).
• Recommended offer: $215k (31.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#158 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Ririe Joint District (rural): math 44% / reading 58% proficiency, ranked #27 of 92 in ID (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ririe Elementary School (math 45% / reading 59%, grade C-, #130 of 357 statewide, top 38%, 396 students, 22% FRL); Ririe Jr/Sr High School (math 42% / reading 57%, grade D, #45 of 169 statewide, top 29%, 337 students, 18% FRL) — zoned schools average 20% FRL vs 40% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 151 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 283 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $214,996 (31.7% 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. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.68% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.81×
• Total profit: $160,003
• Equity at exit: $283,777

10-year hold

• IRR: 20.2%
• Equity multiple: 6.44×
• Total profit: $479,849
• Equity at exit: $611,976

Cash invested: $88,200 (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 83422

• Home prices YoY: 6.5%
• Active inventory: 151
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-179

Break-even live

Break-even rent $2,377

Max offer price $283,374

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-90	+0% $-179	+5% $-268	+10% $-357
Rent	-10% $-349	-5% $-264	+0% $-179	+5% $-94	+10% $-9
Rate	-1.0pp $-20	-0.5pp $-99	base $-179	+0.5pp $-261	+1.0pp $-344

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
339 Main St Ririe, ID	2.0	1.0	732	$1,350	$1.84	15d	1	0.17mi

Listing history 28 events

1. 2026-06-22
   status $315,000 Pending 27 DOM
2. 2026-06-21
   days on market $315,000 Active 27 DOM
3. 2026-06-19
   days on market $315,000 Active 25 DOM
4. 2026-06-18
   days on market $315,000 Active 24 DOM
5. 2026-06-17
   days on market $315,000 Active 23 DOM
6. 2026-06-16
   days on market $315,000 Active 22 DOM
7. 2026-06-15
   days on market $315,000 Active 21 DOM
8. 2026-06-14
   days on market $315,000 Active 19 DOM
9. 2026-06-13
   days on market $315,000 Active 18 DOM
10. 2026-06-10
    days on market $315,000 Active 16 DOM
11. 2026-06-09
    days on market $315,000 Active 15 DOM
12. 2026-06-08
    days on market $315,000 Active 14 DOM
13. 2026-06-07
    days on market $315,000 Active 13 DOM
14. 2026-06-05
    days on market $315,000 Active 10 DOM
15. 2026-06-03
    days on market $315,000 Active 9 DOM
16. 2026-06-02
    days on market $315,000 Active 8 DOM
17. 2026-06-01
    days on market $315,000 Active 7 DOM
18. 2026-05-31
    days on market $315,000 Active 6 DOM
19. 2026-05-30
    days on market $315,000 Active 5 DOM
20. 2026-05-25
    listed $315,000 Active
21. 2020-09-01
    soldstatus 775-char remark

    Show marketing remark (775 chars)

    There is currently an offer in place. Buyer has agreed to allow seller to actively market the home for the purpose of back up offers only until the contingencies are released by the buyer. * Check out this beautifully updated home! As you walk in the home you will be greeted with lots of open space. The main floor features two wood burning fire places, a great sized formal dining room, the family room, a gorgeous kitchen, and the master bedroom. You will love the space this home has to offer. As you head upstairs you will have two bedrooms and one bathroom. The basement features tons of storage and a gas furnace! The home has a one car garage and the lot layout will make you think you are on more than . 22 of an acre. Don't miss your chance to make this your home!

22. 2020-09-01
    soldstatus

    Show marketing remark (775 chars)

    There is currently an offer in place. Buyer has agreed to allow seller to actively market the home for the purpose of back up offers only until the contingencies are released by the buyer. * Check out this beautifully updated home! As you walk in the home you will be greeted with lots of open space. The main floor features two wood burning fire places, a great sized formal dining room, the family room, a gorgeous kitchen, and the master bedroom. You will love the space this home has to offer. As you head upstairs you will have two bedrooms and one bathroom. The basement features tons of storage and a gas furnace! The home has a one car garage and the lot layout will make you think you are on more than . 22 of an acre. Don't miss your chance to make this your home!

23. 2020-06-28
    listed $190,000 775-char remark

    Show marketing remark (775 chars)

    There is currently an offer in place. Buyer has agreed to allow seller to actively market the home for the purpose of back up offers only until the contingencies are released by the buyer. * Check out this beautifully updated home! As you walk in the home you will be greeted with lots of open space. The main floor features two wood burning fire places, a great sized formal dining room, the family room, a gorgeous kitchen, and the master bedroom. You will love the space this home has to offer. As you head upstairs you will have two bedrooms and one bathroom. The basement features tons of storage and a gas furnace! The home has a one car garage and the lot layout will make you think you are on more than . 22 of an acre. Don't miss your chance to make this your home!

24. 2017-08-07
    soldstatus
25. 2011-12-15
    soldstatus 770-char remark

    Show marketing remark (770 chars)

    JUST REDUCED $10,000!!! Charming home located in the town of Ririe. Home has been totally updated with new plumbing & electrical. New metal roof, new custom cabinets in the kitchen, and new carpet, tile & paint. Kitchen has beautiful tile on the counters and floor and a center island for more counter space. In the corner of the room is a cute little wood stove. Home has beautiful original wood floors throughout the Living room and Dining room. Wood firplace in the living room can also be used to heat the house. Two bedrooms with a bathroom in between are upstairs. Large master bedroom is on the main floor with walk in closet and sitting area. There is a main floor laundry room with large mudroom/enclosed porch. Also $2500 exterior paint allowance.

26. 2011-12-15
    soldstatus

    Show marketing remark (770 chars)

    JUST REDUCED $10,000!!! Charming home located in the town of Ririe. Home has been totally updated with new plumbing & electrical. New metal roof, new custom cabinets in the kitchen, and new carpet, tile & paint. Kitchen has beautiful tile on the counters and floor and a center island for more counter space. In the corner of the room is a cute little wood stove. Home has beautiful original wood floors throughout the Living room and Dining room. Wood firplace in the living room can also be used to heat the house. Two bedrooms with a bathroom in between are upstairs. Large master bedroom is on the main floor with walk in closet and sitting area. There is a main floor laundry room with large mudroom/enclosed porch. Also $2500 exterior paint allowance.

27. 2011-05-17
    listed $99,900 770-char remark

    Show marketing remark (770 chars)

    JUST REDUCED $10,000!!! Charming home located in the town of Ririe. Home has been totally updated with new plumbing & electrical. New metal roof, new custom cabinets in the kitchen, and new carpet, tile & paint. Kitchen has beautiful tile on the counters and floor and a center island for more counter space. In the corner of the room is a cute little wood stove. Home has beautiful original wood floors throughout the Living room and Dining room. Wood firplace in the living room can also be used to heat the house. Two bedrooms with a bathroom in between are upstairs. Large master bedroom is on the main floor with walk in closet and sitting area. There is a main floor laundry room with large mudroom/enclosed porch. Also $2500 exterior paint allowance.

28. 2010-07-02
    soldstatus

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

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $1,132 · $94/mo
• Projected year-2 tax: $2,174 · $181/mo
• Expected delta: +$1,041/yr (+$87/mo · 92.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,800
• − Mortgage interest: −$17,645
• − Property taxes: −$1,132
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$9,164
• Taxable loss: −$7,844
• Est. tax savings @ 24.0%: +$1,883
• After-tax cash flow: $-266/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: Ririe Joint District
• NCES district ID: 1602790
• Math proficiency: 44% ▲ 5.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $46,256
• Composite: 43.21/100
• National rank: #3060
• State rank: #27 of 92 in ID

Livability — Ririe

• Score: 64/100
• State rank: #158
• US rank: #14593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ririe, ID
• County: Teton County · 3,847 people
• Metro: Jackson, WY-ID
• Population (ZIP): 3,847
• Household income: $96,530
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 97.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 28,131 people
• By 2030: 28,377 · +0.9%
• By 2040: 28,388 · +0.9%
• By 2050: 27,457 · -2.4%
• By 2075: 21,886 · -22.2%
• By 2100: 12,747 · -54.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 28% Two or more races 8%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2% Salvadoran 2%
• Common ancestry: Iranian 4% Italian 3% Slovak 3%
• Foreign-born: 18% · Canada, Dominican Republic
• Languages at home: 76% English-only · Spanish 22% French/Haitian/Cajun 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+73.3) · D 11.9% · R 85.2% · Other 2.8%
• 2008→2024 swing: -7.2pp toward R · 2008: -66.1pp · 2024: -73.3pp
• All cycles: 2024: R+73.3 2020: R+73.7 2016: R+65.0 2012: R+75.5 2008: R+66.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.27%
• Current HPI: 384.0384
• Rent YoY: —
• Metro: Jackson, WY-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

+215.3% since first listed

9 events — show timeline

• 2026-05-25 Listed $315,000 SRMLS
• 2020-09-01 Sold (Public Records) — Public Records
• 2020-09-01 Sold (MLS) — SRMLS
• 2020-06-28 Listed $190,000 SRMLS
• 2017-08-07 Sold (Public Records) — Public Records
• 2011-12-15 Sold (Public Records) — Public Records
• 2011-12-15 Sold (MLS) — SRMLS
• 2011-05-17 Listed $99,900 SRMLS
• 2010-07-02 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,132 · +31.6% YoY. Source: county tax records.