8 Klondike Rd · Robie Creek, ID 83716

$219,000

2 bd · 2.0 ba · 980 sqft · Land · 80 Days on market

Built 1981 2.50 ac lot ↓ 4% since listing

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Why this score? — see what drove the C- 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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.7/10.0
• 1% rule +4.0/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning wooded property borders the Boise National Forest with a bubbling natural stream running through. Look over the hillside by the home and enjoy the tall ponderosa pine trees all around. The owner is selling "as is". The current home needs some maintenance, so bring your vision and tools or start fresh with a new build. This home sits about a half mile from Clear Creek Lodge and to the volunteer fire department. Come and enjoy the natural landscape this property offers.

Key facts

• Natural landscape
• Wooded property
• 2.5 acre lot

Tags

• WOODED PROPERTY
• BUBBLING NATURAL STREAM
• BORDERS BOISE NATIONAL FOREST
• TALL PONDEROSA PINE TREES
• NATURAL LANDSCAPE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $219k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (10.3% below list).
• Recommended offer: $196k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 1.9% in Robie Creek — 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 66/100 on livability (#111 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, schools F, amenities F.
• Basin School District (rural): math 50% / reading 55% proficiency, ranked #37 of 133 in ID (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.8%/yr); 328 active listings in the ZIP; high-income renter base; 82 units permitted in Boise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Boise County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,413 (10.3% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.78% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.74×
• Total profit: $-15,751
• Equity at exit: $32,654

10-year hold

• IRR: 4.6%
• Equity multiple: 1.36×
• Total profit: $22,035
• Equity at exit: $18,935

Cash invested: $61,320 (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 83716

• Home prices YoY: -22.8%
• Rents YoY: 4.8%
• Active inventory: 328
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $255

Break-even live

Break-even rent $1,641

Max offer price $219,000

Occupancy floor 82%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $219,000 Active 80 DOM
2. 2026-06-17
   days on market $219,000 Active 79 DOM
3. 2026-06-16
   days on market $219,000 Active 78 DOM
4. 2026-06-15
   days on market $219,000 Active 77 DOM
5. 2026-06-13
   days on market $219,000 Active 75 DOM
6. 2026-06-10
   days on market $219,000 Active 72 DOM
7. 2026-06-09
   days on market $219,000 Active 71 DOM
8. 2026-06-08
   days on market $219,000 Active 70 DOM
9. 2026-06-07
   days on market $219,000 Active 69 DOM
10. 2026-06-05
    days on market $219,000 Active 66 DOM
11. 2026-06-03
    days on market $219,000 Active 65 DOM
12. 2026-06-03
    days on market $219,000 Active 64 DOM
13. 2026-06-01
    days on market $219,000 Active 63 DOM
14. 2026-05-31
    days on market $219,000 Active 62 DOM
15. 2026-05-04
    price $219,000 496-char remark

    Show marketing remark (496 chars)

    This stunning wooded property borders the Boise National Forest with a bubbling natural stream running through. Look over the hillside by the home and enjoy the tall ponderosa pine trees all around. The owner is selling "as is". The current home needs some maintenance, so bring your vision and tools or start fresh with a new build. This home sits about a half mile from Clear Creek Lodge and to the volunteer fire department. Come and enjoy the natural landscape this property offers.

16. 2026-03-30
    listed $223,000 Active 496-char remark

    Show marketing remark (496 chars)

    This stunning wooded property borders the Boise National Forest with a bubbling natural stream running through. Look over the hillside by the home and enjoy the tall ponderosa pine trees all around. The owner is selling "as is". The current home needs some maintenance, so bring your vision and tools or start fresh with a new build. This home sits about a half mile from Clear Creek Lodge and to the volunteer fire department. Come and enjoy the natural landscape this property offers.

17. 2026-02-24
    historical
18. 2025-11-14
    historical
19. 2025-11-14
    listed $223,000 Active
20. 2025-10-22
    price $223,000
21. 2025-09-19
    listed $229,000 Active

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,511 · $126/mo
• Expected delta: +$831/yr (+$69/mo · 122.3%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,570
• − Mortgage interest: −$12,267
• − Property taxes: −$680
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$6,371
• Taxable loss: −$615
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $3,211/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: Basin School District
• NCES district ID: 1600180
• Math proficiency: 50% ▲ 15.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $54,071
• Composite: 47.15/100
• National rank: #5102
• State rank: #37 of 133 in ID

Livability — Robie Creek

• Score: 66/100
• State rank: #111
• US rank: #11899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ada County · 522,161 people
• Metro: Boise City, ID
• Population (ZIP): 21,402
• Household income: $128,822
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 408.0

Population outlook (Boise County) Hauer SSP2

• Today (2025): 7,220 people
• By 2030: 7,208 · -0.2%
• By 2040: 6,925 · -4.1%
• By 2050: 6,384 · -11.6%
• By 2075: 5,967 · -17.4%
• By 2100: 6,222 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Asian 9% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 6% Portuguese 2% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 4% Chinese 2% Other Asian/Pacific 2%

Political lean MEDSL · Boise

• 2024 margin: Solid R (+54.2) · D 21.7% · R 75.9% · Other 2.4%
• 2008→2024 swing: -22.6pp toward R · 2008: -31.6pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+47.3 2016: R+49.7 2012: R+39.8 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.80%
• Current HPI: 332.0696
• Rent YoY: ▲ 4.78%
• Metro: Boise City, 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

-4.4% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $219,000 IMLS
• 2026-03-30 Listed $223,000 IMLS
• 2026-02-24 Listing Removed — IMLS
• 2025-11-14 Listing Removed — IMLS
• 2025-11-14 Listed $223,000 IMLS
• 2025-10-22 Price Changed $223,000 IMLS
• 2025-09-19 Listed $229,000 IMLS

Property tax history

+13.0%/yr

Latest (2025): $680 · +6.0% YoY. Source: county tax records.