118 N 8th St #2 · Ashton, ID 83420

$409,000

6 bd · 4.0 ba · 4,572 sqft · MultiFamily · 100 Days on market

Built 1950 6,970 sqft lot ↓ 6% since listing

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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
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great duplex in the heart of Ashton. Both units have 3 beds and 2. The first unit on the South has been used as an Airbnb for years and is all set up for and comes with all the things you need to rent it out furnished or keep doing Airbnb. The second unit has been rented out for years, the renter has done all the cleaning for the Airbnb. Great income opportunity and close to awesome recreation in all directions.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $409k.

Deal economics

• At list price, monthly cash flow is $-519 ($-6k/yr) — negative. Per door: $-259/mo.
• To cash-flow at today's rent, offer at most $334k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (28.6% below list).
• Recommended offer: $292k (28.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#61 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools D, amenities F.
• Fremont County Joint District (rural): math 37% / reading 44% proficiency, ranked #63 of 92 in ID (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 135 units permitted in Fremont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $41k appreciation (10.0% local appreciation)).
• Fremont County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($372k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $292,100 (28.6% 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 100 days. Have you received any prior offers? Is the seller open to a 29% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.71% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.44%
• DSCR: 0.76
• GRM: 11.7

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: 20.4%
• Equity multiple: 2.66×
• Total profit: $189,746
• Equity at exit: $368,460

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $584,849
• Equity at exit: $794,597

Cash invested: $114,520 (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 83420

• Home prices YoY: 3.0%
• Active inventory: 115
• Price-to-rent: 23.3×

Monthly cashflow live

• Estimated rent: $2,921 medium
• Mortgage (P&I): −$2,145
• Tax est. 1.5%: −$511 /mo · $6,135/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-519

Break-even live

Break-even rent $3,578

Max offer price $333,912

Occupancy floor —

Sensitivity live

Price	-10% $-236	-5% $-378	+0% $-519	+5% $-660	+10% $-802
Rent	-10% $-750	-5% $-634	+0% $-519	+5% $-404	+10% $-288
Rate	-1.0pp $-313	-0.5pp $-415	base $-519	+0.5pp $-625	+1.0pp $-733

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,920
Total (2 units)			$2,921

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-14
   status Pending
2. 2026-03-02
   price $409,000
3. 2026-01-04
   listed $435,000 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,052
• − Mortgage interest: −$22,910
• − Property taxes: −$6,135
• − Insurance: −$2,045
• − Repairs & maintenance: −$2,804
• − Management: −$2,804
• − Depreciation: −$11,898
• Taxable loss: −$13,545
• Est. tax savings @ 24.0%: +$3,251
• After-tax cash flow: $-2,976/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: Fremont County Joint District
• NCES district ID: 1601110
• Math proficiency: 37% ▲ 1.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $45,591
• Composite: 34.47/100
• National rank: #5187
• State rank: #63 of 92 in ID

Livability — Ashton

• Score: 70/100
• State rank: #61
• US rank: #7716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashton, ID
• Population (ZIP): 2,611

Population outlook (Fremont County) Hauer SSP2

• Today (2025): 12,247 people
• By 2030: 11,817 · -3.5%
• By 2040: 10,832 · -11.6%
• By 2050: 9,725 · -20.6%
• By 2075: 6,685 · -45.4%
• By 2100: 3,942 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Fremont

• 2024 margin: Solid R (+69.0) · D 14.0% · R 83.0% · Other 3.0%
• 2008→2024 swing: -7.1pp toward R · 2008: -61.8pp · 2024: -69.0pp
• All cycles: 2024: R+69.0 2020: R+67.7 2016: R+60.2 2012: R+70.6 2008: R+61.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.47%
• Current HPI: 391.86
• 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

-6.0% since first listed

3 events — show timeline

• 2026-04-14 Pending — SRMLS
• 2026-03-02 Price Changed $409,000 SRMLS
• 2026-01-04 Listed $435,000 SRMLS