321 Southeast Ave · New Plymouth, ID 83655

$149,000

4 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 96 Days on market

Built 1920 9,583 sqft 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
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Visibility, flexibility & location — this 1,800 sq ft commercial property in New Plymouth sits on . 22 acres w/ direct highway frontage, putting it in front of traffic every single day. Close to downtown & schools, the positioning alone makes this one worth a serious look. Currently configured for commercial use, the layout offers dedicated areas for office space, a kitchen, bathroom & ample storage — functional as-is and adaptable to nearly any vision. A conditional use permit opens the door to residential use, making this one of the rare properties where the end use is still yours to define. Ample on-site parking removes a barrier that stops most commercial c

Key facts

• Ample storage space
• Highway frontage
• Easy access

Tags

• HIGHWAY FRONTAGE
• MAXIMUM VISIBILITY
• EASY ACCESS
• AMPLE PARKING
• FLEXIBLE LAYOUT
• AMPLE STORAGE SPACE

Property features AI

Finance

• Other: Current use listed as single family and 2–4 units

Exterior

• Utilities: City water service; Sewer connected; Public paved road frontage
• Home design: Single family residence; Built in 1920; Composition roof
• Construction: Brick and synthetic exterior; Slab foundation
• Exterior features: Metal fencing; Corner lot; Standard lot (approx. 6,000–9,999 sq ft)

Interior

• Kitchen: Microwave; Oven/Range (freestanding); Refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Concrete
• Bathrooms: 1 bathroom
• Heating & cooling: Heating present (other type); No central cooling
• Interior features: Den/office; Fireplace with pellet stove
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 1.9% in New Plymouth — 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 67/100 on livability (#103 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• New Plymouth District (rural): math 46% / reading 64% proficiency, ranked #18 of 92 in ID (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: New Plymouth Elementary (math 48% / reading 63%, grade C, #104 of 357 statewide, top 29%, 456 students, 42% FRL); New Plymouth Middle School (math 50% / reading 65%, grade B, #13 of 109 statewide, top 11%, 228 students, 33% FRL); New Plymouth High School (math 22% / reading 62%, grade F, #72 of 169 statewide, top 47%, 306 students, 26% FRL).
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 230 units permitted in Payette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $39k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1920 — 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. 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: 1.24% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.14%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $435,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3333 Flight Deck Dr	0.17mi	4/2.0	1,883 (+5%)	4mo	$749,500	$398	78
205 E Garret St	0.30mi	4/2.0	1,808 (+0%)	6mo	$449,000	$248	77
218 W Elm St	0.34mi	3/2.0 (-1)	1,820 (+1%)	1mo	$375,000	$206	72
502 Farm Creek Ave	0.49mi	4/2.0	1,825 (+1%)	6mo	$421,500	$231	66
5943 Hwy 30 S	0.27mi	3/2.5 (-1)	1,680 (-7%)	2mo	$524,900	$312	64
501 Grand Harvest Ave	0.63mi	4/2.0	1,827 (+2%)	1mo	$449,000	$246	64
206 W Blvd	0.46mi	3/2.0 (-1)	1,801 (+0%)	10mo	$452,000	$251	61
283 SE Blvd	0.21mi	3/2.0 (-1)	1,560 (-13%)	3mo	$340,000	$218	56
502 E Idaho St Unit C	0.42mi	3/2.0 (-1)	1,620 (-10%)	0mo	$229,000	$141	54
425 October Sky St	0.53mi	4/2.0	1,657 (-8%)	9mo	$399,999	$241	51
509 Pine St	0.65mi	3/2.0 (-1)	1,694 (-6%)	2mo	$409,990	$242	50
4320 SW 2nd Ave	0.57mi	4/2.5	1,952 (+8%)	6mo	$439,000	$225	48

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: 7.1%
• Equity multiple: 1.28×
• Total profit: $11,535
• Equity at exit: $22,216

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $55,845
• Equity at exit: $12,883

Cash invested: $41,720 (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 83655

• Home prices YoY: -9.5%
• Active inventory: 65
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $561

Break-even live

Break-even rent $1,140

Max offer price $149,000

Occupancy floor 65%

Sensitivity live

Price	-10% $645	-5% $603	+0% $561	+5% $519	+10% $477
Rent	-10% $415	-5% $488	+0% $561	+5% $634	+10% $707
Rate	-1.0pp $636	-0.5pp $599	base $561	+0.5pp $522	+1.0pp $483

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Holly Ave Unit B New Plymouth, ID	3.0	2.5	1332	$1,850	$1.39	16d	1	0.17mi

Listing history 22 events

1. 2026-06-22
   days on market $149,000 Active 96 DOM
2. 2026-06-18
   days on market $149,000 Active 93 DOM
3. 2026-06-17
   days on market $149,000 Active 92 DOM
4. 2026-06-16
   days on market $149,000 Active 91 DOM
5. 2026-06-15
   days on market $149,000 Active 90 DOM
6. 2026-06-13
   days on market $149,000 Active 88 DOM
7. 2026-06-13
   days on market $149,000 Active 87 DOM
8. 2026-06-10
   days on market $149,000 Active 85 DOM
9. 2026-06-09
   days on market $149,000 Active 84 DOM
10. 2026-06-08
    days on market $149,000 Active 83 DOM
11. 2026-06-07
    pricedays on market $149,000 Active 82 DOM
12. 2026-06-05
    days on market $179,000 Active 79 DOM
13. 2026-06-03
    days on market $179,000 Active 78 DOM
14. 2026-06-03
    days on market $179,000 Active 77 DOM
15. 2026-06-01
    days on market $179,000 Active 76 DOM
16. 2026-05-31
    days on market $179,000 Active 75 DOM
17. 2026-03-24
    price $179,000
18. 2026-03-17
    listed $188,000 Active
19. 2026-01-15
    historical
20. 2025-12-11
    listed $199,000 Active
21. 2017-12-07
    historical
22. 2017-08-10
    listed $95,000 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: $684 · $57/mo
• Projected year-2 tax: $1,028 · $86/mo
• Expected delta: +$344/yr (+$29/mo · 50.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$8,346
• − Property taxes: −$684
• − Insurance: −$745
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,335
• Taxable income: $4,538
• Est. tax owed @ 24.0%: −$1,089
• After-tax cash flow: $5,643/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: New Plymouth District
• NCES district ID: 1602370
• Math proficiency: 46% ▼ -2.00%
• Reading proficiency: 64% ▲ 4.00%
• Median HH income: $45,237
• Composite: 46.4/100
• National rank: #2456
• State rank: #18 of 92 in ID

Livability — New Plymouth

• Score: 67/100
• State rank: #103
• US rank: #11174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Plymouth, ID
• Population (ZIP): 5,666

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

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: ▼ -37.13%
• Current HPI: 352.0983
• 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

+88.4% since first listed

6 events — show timeline

• 2026-03-24 Price Changed $179,000 IMLS
• 2026-03-17 Listed $188,000 IMLS
• 2026-01-15 Listing Removed — IMLS
• 2025-12-11 Listed $199,000 IMLS
• 2017-12-07 Listing Removed — IMLS
• 2017-08-10 Listed $95,000 IMLS

Property tax history

+9.4%/yr

Latest (2025): $684 · +1.7% YoY. Source: county tax records.