521 10th Ave N · Payette, ID 83661

$135,000

4 bd · 1.0 ba · 1,608 sqft · SingleFamily public records · 91 Days on market

Built 1900 0.32 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits near downtown Payette! This property is ready for a full renovation and offers excellent potential for investors, builders, or buyers seeking their next project. The home features a spacious living room, two bedrooms and one full bath on the main level, plus two additional bedrooms, a second full bath, and a large flex space upstairs that could serve as an office, bonus room, or storage area. Situated on an oversized lot with ample RV and toy parking, the property may offer future lot split or redevelopment potential (buyer to verify with city). With no HOA and plenty of room to work with, the possibilities are wide open. Conveniently located near downtown amenities, this

Key facts

• Ample rv parking
• Full renovation
• Functional layout

Tags

• FULL RENOVATION
• FUNCTIONAL LAYOUT
• SPACIOUS UPPER-LEVEL AREA
• AMPLE RV PARKING
• POTENTIAL FOR FUTURE LOT SPLIT
• NO HOA

Property features AI

Exterior

• Parking: RV access/parking
• Utilities: City water service; Sewer connected
• Home design: Single family residence; Built in 1900
• Construction: Frame construction with wood siding; Composition roof
• Exterior features: Partial wood fencing; Storage shed; Paved road access; Chickens allowed/kept on property

Interior

• Kitchen: Kitchen on main level (approx. 14 x 12); Oven/Range (freestanding); Refrigerator
• Bedrooms: Primary bedroom on upper level (approx. 15 x 15); Second bedroom on upper level (approx. 12 x 12); Third bedroom on main level (approx. 12 x 12); Fourth bedroom on main level (approx. 15 x 12)
• Flooring: Hardwood floors
• Bathrooms: 2 bathrooms
• Heating & cooling: No heating specified; No cooling specified
• Interior features: Guest room; Great room; Laminate countertops
• Laundry & utility: Utility room on main level (approx. 7 x 5); Washer; Dryer; Electric tank water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.1% in Payette — 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 64/100 on livability (#148 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Payette Joint District (town): math 24% / reading 34% proficiency, ranked #87 of 92 in ID (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Payette Primary School (math 32% / reading 32%, grade F, #294 of 357 statewide, top 85%, 458 students, 78% FRL); Payette High School (math 12% / reading 37%, grade F, #133 of 169 statewide, top 82%, 394 students, 62% FRL).
• Market conditions: 105 active listings in the ZIP; 230 units permitted in Payette County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($59k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $50k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.34% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.22%
• DSCR: 1.86
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $387,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 10th Ave N	0.00mi	4/2.0	1,608 (0%)	0mo	$135,000	$84	96
504 N 9th St	0.45mi	3/1.0 (-1)	1,595 (-1%)	3mo	$249,999	$157	70
604 N 6th St	0.32mi	4/2.0	1,727 (+7%)	4mo	$289,000	$167	65
775 Oakmont St	0.56mi	3/2.0 (-1)	1,596 (-1%)	0mo	$409,900	$257	63
775 Pinehurst St	0.56mi	3/2.0 (-1)	1,589 (-1%)	1mo	$439,900	$277	62
406 15th Ave N	0.36mi	3/1.5 (-1)	1,736 (+8%)	6mo	$340,000	$196	58
827 N 9th St	0.29mi	4/1.0	1,372 (-15%)	5mo	$250,000	$182	58
1312 N 6th St	0.24mi	3/2.0 (-1)	1,445 (-10%)	8mo	$475,000	$329	56
785 Oakmont St	0.56mi	3/2.0 (-1)	1,660 (+3%)	5mo	$399,900	$241	55
1465 Mateo Ave	0.56mi	3/2.0 (-1)	1,517 (-6%)	10mo	$415,000	$274	48
1522 River St	0.45mi	3/2.0 (-1)	1,411 (-12%)	7mo	$335,000	$237	44
800 N 14th St	0.61mi	3/2.0 (-1)	1,400 (-13%)	6mo	$359,900	$257	36

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $16,638
• Equity at exit: $20,129

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $63,964
• Equity at exit: $11,672

Cash invested: $37,800 (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 83661

• Home prices YoY: -24.4%
• Active inventory: 105
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $605

Break-even live

Break-even rent $1,039

Max offer price $135,000

Occupancy floor 61%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-07
   pricestatusdays on market $135,000 Pending 91 DOM
2. 2026-06-04
   days on market $160,000 Active 89 DOM
3. 2026-06-02
   days on market $160,000 Active 88 DOM
4. 2026-06-01
   days on market $160,000 Active 87 DOM
5. 2026-05-31
   days on market $160,000 Active 86 DOM
6. 2026-05-31
   days on market $160,000 Active 85 DOM
7. 2026-05-15
   price $160,000
8. 2026-03-06
   listed $185,000 Active
9. 2018-02-14
   historical
10. 2018-01-29
    status Active
11. 2018-01-22
    status Pending
12. 2018-01-17
    listed $58,888 Active
13. 2012-01-31
    listed $15,900

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $932 · $78/mo
• Expected delta: +$255/yr (+$21/mo · 37.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,659
• − Mortgage interest: −$7,562
• − Property taxes: −$676
• − Insurance: −$675
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$3,927
• Taxable income: $5,353
• Est. tax owed @ 24.0%: −$1,285
• After-tax cash flow: $5,979/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: Payette Joint District
• NCES district ID: 1602580
• Math proficiency: 24% ▬ 0.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $42,933
• Composite: 24.66/100
• National rank: #7620
• State rank: #87 of 92 in ID

Livability — Payette

• Score: 64/100
• State rank: #148
• US rank: #13877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Payette, ID
• County: Payette County · 19,928 people
• City population: 11,105
• Metro: Ontario, OR-ID
• Population (ZIP): 11,105
• Household income: $59,351
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 145.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 13% Native American 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -102.29%
• Current HPI: 317.632
• 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

+906.3% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $160,000 IMLS
• 2026-03-06 Listed $185,000 IMLS
• 2018-02-14 Listing Removed — IMLS
• 2018-01-29 Relisted — IMLS
• 2018-01-22 Pending — IMLS
• 2018-01-17 Listed $58,888 IMLS
• 2012-01-31 Listed $15,900 IMLS

Property tax history

-3.6%/yr

Latest (2025): $676 · +3.7% YoY. Source: county tax records.