5 D St

Cascade, ID 83611

$171,700B-

1 bd · 1.0 ba · 532 sqft · Built 1998 · SingleFamily · Pending · 48 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,994/mo
• Mortgage (P&I): −$900
• Tax + insurance: −$713
• HOA: −$55
• Vac / Maint / Mgmt: −$419
• Net cashflow: $-93/mo
• Annual: $-1,115/yr
• Cap rate: 8.62%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• 1% rule: 1.16%
• Cash to close: $48,076

Investor read

• This is a 1-bed/1.0-bath single-family listed at $172k. Condition is rated good.
• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (7.8% below list).
• Meets the 1% rule at list price ($2k rent vs $172k).
• It's been on market 48 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $158k (7.8% below list) — sets the bar for cash-flow.
• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Location reads 66/100 on livability (#116 in ID) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: employment C-, amenities F, commute F.
• Cascade District (rural): math 35% / reading 45% proficiency, ranked #94 of 133 in ID (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cascade Elementary School (math 54% / reading 44%, grade D, #148 of 357 statewide, top 47%, 119 students, 33% FRL); Cascade Jr/Sr High School (math 54% / reading 74%, grade B-, #10 of 169 statewide, top 7%, 87 students, 15% FRL).
• Zoned-school proficiency averages 57% at this address vs 40% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Cascade District average implies; a family-tenant draw the district grade alone would hide.
• Watch-outs: flood insurance adds $427/mo.
• Market conditions: 410 active listings in the ZIP; 250 units permitted in Valley County in 2024 (0 in 5+ unit buildings).
• Valley County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• 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.
• Cap rate 8.6% vs local median 3.6% in Cascade — 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.

Questions for listing agent

• 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?
• It's been on market 48 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.