7365 Powell Pl · Eagle, ID 83629

$936,000

5 bd · 3.5 ba · 3,415 sqft · SingleFamily

Built 2026 0.25 ac lot Est $881k · 6% over $137/mo HOA · 2% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +5.8/30.0
• Schools +5.2/10.0
• ARV discount +4.7/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.2/10.0

Listing remarks

Presold Bethpage.

Key facts

• 0.25 acre lot
• 4 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $936k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $665k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $600k (36.0% below list).
• Recommended offer: $600k (36.0% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 1.1% in Eagle — 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 78/100 on livability (#18 in ID, #2,702 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities D+, commute F, cost of living F.
• 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.
• Market conditions: 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).

Forward outlook

• In year one you build about $100k of equity ($6k loan paydown + $94k appreciation (10.0% local appreciation)).
• Ada County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$161k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $599,500 (36.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.64% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.56%
• DSCR: 0.62
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $881,070
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
936 N Arlington Dr	0.64mi	5/3.5	3,318 (-3%)	3mo	$1,250,000	$377	63
1214 N Macaile Way	0.74mi	5/3.5	3,393 (-1%)	2mo	$824,990	$243	62
327 E Rockingham Dr	0.61mi	5/3.5	3,673 (+8%)	1mo	$860,000	$234	58
918 N Caledonia Pl	0.57mi	4/2.5 (-1)	3,534 (+4%)	1mo	$879,900	$249	58
698 W Back Forty Dr	0.65mi	4/3.5 (-1)	3,503 (+3%)	4mo	$1,699,900	$485	58
688 N Grey Pebble Way	0.39mi	4/3.0 (-1)	3,140 (-8%)	8mo	$1,090,000	$347	55
939 N Grey Pebble Way	0.56mi	4/2.5 (-1)	3,280 (-4%)	13mo	$925,000	$282	47
917 N Caledonia Pl	0.56mi	4/3.0 (-1)	2,995 (-12%)	2mo	$774,000	$258	45
206 E Knoll Ct	0.74mi	4/3.5 (-1)	3,322 (-3%)	13mo	$834,990	$251	45
957 N Beachwood St	0.59mi	4/3.5 (-1)	3,044 (-11%)	6mo	$779,000	$256	44
1067 N Arlington Dr	0.71mi	4/3.0 (-1)	3,832 (+12%)	2mo	$1,060,000	$277	38
1100 N Caledonia Pl	0.68mi	5/2.5	3,099 (-9%)	15mo	$800,000	$258	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.3%
• Equity multiple: 2.49×
• Total profit: $390,880
• Equity at exit: $843,223

10-year hold

• IRR: 17.0%
• Equity multiple: 5.75×
• Total profit: $1,245,056
• Equity at exit: $1,818,442

Cash invested: $262,080 (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 83629

• Home prices YoY: 4.5%
• Active inventory: 115
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $5,995 medium
• Mortgage (P&I): −$4,908
• Tax est. 1.5%: −$1,170 /mo · $14,040/yr
• Insurance: −$390
• HOA: −$137
• Vacancy / Maint / Mgmt: −$1,259
• Net cashflow: $-1,869

Break-even live

Break-even rent $8,361

Max offer price $665,490

Occupancy floor —

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: $234,000
• Closing costs: $28,080
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
966 W Watersford Dr Eagle, ID	4.0	3.5	3138	$5,995	$1.91	3d	1	1.33mi

HOA detail

• Monthly dues: $137 · $1,644/yr

Listing history 1 events

1. 2026-05-07
   listed $936,000

ⓘ 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: $71,940
• − Mortgage interest: −$52,431
• − Property taxes: −$14,040
• − Insurance: −$4,680
• − Repairs & maintenance: −$5,755
• − Management: −$5,755
• − HOA: −$1,644
• − Depreciation: −$27,229
• Taxable loss: −$39,594
• Est. tax savings @ 24.0%: +$9,503
• After-tax cash flow: $-12,931/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 — Eagle

• Score: 78/100
• State rank: #18
• US rank: #2702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle, ID
• City population: 35,413
• Population (ZIP): 1,829

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 5% Slovak 4% Portuguese 4%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▲ 16.16%
• Current HPI: 375.6048
• Rent YoY: —
• Metro: —
• 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 $936,000 IMLS