1496 Pine Rdg · Cascade, ID 83611

$779,000

3 bd · 3.0 ba · 2,760 sqft · Other public records · 9 Days on market

Built 1998 0.47 ac lot

---

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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked among the trees with exclusive gated beach access shared by only 14 homes, this fully furnished mountain retreat offers the privacy and lake lifestyle buyers dream about. Set on a peaceful . 47-acre wooded lot with West Mountain views and peek-a-boo views of Lake Cascade, this immaculate 4-bedroom, 4-bath cabin was designed for gathering, relaxing, and escaping the city. Vaulted ceilings, a dramatic wall of windows, recessed lighting, and a cozy propane fireplace create the perfect mountain-lodge feel. The open-concept layout features a spacious kitchen with breakfast bar flowing seamlessly into the dining and living areas, ideal for entertaining. Generously sized bedrooms offer spac

Key facts

• Large deck
• Covered porch
• Wooded lot

Tags

• GATED BEACH ACCESS
• WOODED LOT
• WEST MOUNTAIN VIEWS
• PRIVATE BEACH ACCESS
• LARGE DECK
• COVERED PORCH

Property features AI

Finance

• HOA & community: Located in the Four Seasons subdivision

Exterior

• Parking: Detached 2-car garage; RV access/parking; 2 covered parking spaces
• Utilities: Well water; Septic tank
• Home design: Single family residence; Built in 1998
• Construction: Frame construction
• Exterior features: Metal roof; Full sprinkler system; Scenic views

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Freestanding oven/range; Refrigerator
• Bedrooms: 4 bedrooms total — primary on the main level, two bedrooms on the upper level, one bedroom on the lower level
• Bathrooms: 4 bathrooms
• Heating & cooling: Forced air heating; Propane heating; Wall furnace; Central air conditioning
• Interior features: Primary bedroom on the main level; Utility room on the main level; Fireplace fueled by propane
• Laundry & utility: Main-level utility room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $779k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/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 $751k (3.6% below list).
• Recommended offer: $751k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 8.4% 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.

Location & tenants

• 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.
• Market conditions: 411 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 250 units permitted in Valley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k of value loss. Plan a longer hold.
• Valley County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 19 sale attempts since 19y ago; this cycle's ask has dropped $71k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $751,000 (3.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-39,817
• Equity at exit: $116,151

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $75,529
• Equity at exit: $67,354

Cash invested: $218,120 (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 83611

• Home prices YoY: -27.9%
• Active inventory: 411
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $7,510 medium
• Mortgage (P&I): −$4,085
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$325
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,577
• Net cashflow: $1,363

Break-even live

Break-even rent $5,785

Max offer price $779,000

Occupancy floor 77%

Sensitivity live

Price	-10% $1,804	-5% $1,583	+0% $1,363	+5% $1,142	+10% $922
Rent	-10% $770	-5% $1,066	+0% $1,363	+5% $1,660	+10% $1,956
Rate	-1.0pp $1,755	-0.5pp $1,561	base $1,363	+0.5pp $1,161	+1.0pp $956

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: $194,750
• Closing costs: $23,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1496 Pine Ridge Dr Unit 1250637P Cascade, ID	4.0	3.0	2992	$7,510	$2.51	12d	1	0.01mi

Listing history 40 events

1. 2026-06-21
   days on market $779,000 Active 9 DOM
2. 2026-06-18
   days on market $779,000 Active 7 DOM
3. 2026-06-17
   days on market $779,000 Active 6 DOM
4. 2026-06-16
   days on market $779,000 Active 5 DOM
5. 2026-06-15
   days on market $779,000 Active 4 DOM
6. 2026-06-13
   days on market $779,000 Active 2 DOM
7. 2026-06-12
   pricedays on marketlisting id $779,000 Active 1 DOM
8. 2026-06-09
   days on market $825,000 Active 301 DOM
9. 2026-06-08
   days on market $825,000 Active 300 DOM
10. 2026-06-07
    days on market $825,000 Active 299 DOM
11. 2026-06-04
    days on market $825,000 Active 295 DOM
12. 2026-06-02
    days on market $825,000 Active 294 DOM
13. 2026-06-01
    days on market $825,000 Active 293 DOM
14. 2026-05-31
    days on market $825,000 Active 292 DOM
15. 2026-05-31
    days on market $825,000 Active 291 DOM
16. 2026-01-12
    price $825,000
17. 2025-08-12
    listed $850,000 Active
18. 2020-11-20
    soldstatus
19. 2020-11-20
    soldstatus
20. 2020-11-20
    soldstatus
21. 2020-09-29
    listed $519,900
22. 2020-09-19
    listed $519,900
23. 2016-04-29
    soldstatus
24. 2016-04-29
    soldstatus
25. 2016-03-18
    listed $335,000
26. 2015-04-16
    listed $339,900
27. 2015-04-16
    listed $335,000
28. 2014-04-24
    listed $339,900
29. 2014-04-24
    listed $339,900
30. 2013-05-22
    listed $349,900
31. 2013-05-16
    listed $349,900
32. 2012-02-22
    listed $389,900
33. 2011-03-01
    listed $389,900
34. 2011-03-01
    listed $399,900
35. 2010-05-12
    listed $389,900
36. 2010-05-12
    listed $389,900
37. 2009-06-24
    listed $439,000
38. 2009-06-24
    listed $439,000
39. 2008-02-12
    listed $479,000
40. 2007-05-14
    listed $479,000

ⓘ 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: $1,924 · $160/mo
• Projected year-2 tax: $5,375 · $448/mo
• Expected delta: +$3,452/yr (+$288/mo · 179.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,120
• − Mortgage interest: −$43,636
• − Property taxes: −$1,924
• − Insurance: −$3,895
• − Repairs & maintenance: −$7,210
• − Management: −$7,210
• − Depreciation: −$22,662
• Taxable income: $3,584
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $15,494/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: Cascade District
• NCES district ID: 1600630
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $49,227
• Composite: 36.83/100
• National rank: #9162
• State rank: #94 of 133 in ID

Livability — Cascade

• Score: 66/100
• State rank: #116
• US rank: #12378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,997

Population outlook (Valley County) Hauer SSP2

• Today (2025): 10,964 people
• By 2030: 11,279 · +2.9%
• By 2040: 11,584 · +5.7%
• By 2050: 11,754 · +7.2%
• By 2075: 12,246 · +11.7%
• By 2100: 11,948 · +9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 7% Dutch 6% Portuguese 5%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Valley

• 2024 margin: R (+18.6) · D 39.6% · R 58.2% · Other 2.2%
• 2008→2024 swing: -11.6pp toward R · 2008: -6.9pp · 2024: -18.6pp
• All cycles: 2024: R+18.6 2020: R+13.7 2016: R+18.6 2012: R+11.6 2008: R+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.61%
• Current HPI: 307.0117
• 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

+72.2% since first listed

25 events — show timeline

• 2026-01-12 Price Changed $825,000 IMLS
• 2025-08-12 Listed $850,000 IMLS
• 2020-11-20 Sold (Public Records) — Public Records
• 2020-11-20 Sold (MLS) — MCAOR
• 2020-11-20 Sold (MLS) — IMLS
• 2020-09-29 Listed $519,900 IMLS
• 2020-09-19 Listed $519,900 MCAOR
• 2016-04-29 Sold (Public Records) — Public Records
• 2016-04-29 Sold (MLS) — MCAOR
• 2016-03-18 Listed $335,000 MCAOR
• 2015-04-16 Listed $335,000 MCAOR
• 2015-04-16 Listed $339,900 IMLS
• 2014-04-24 Listed $339,900 MCAOR
• 2014-04-24 Listed $339,900 IMLS
• 2013-05-22 Listed $349,900 MCAOR
• 2013-05-16 Listed $349,900 IMLS
• 2012-02-22 Listed $389,900 IMLS
• 2011-03-01 Listed $399,900 IMLS
• 2011-03-01 Listed $389,900 MCAOR
• 2010-05-12 Listed $389,900 IMLS
• 2010-05-12 Listed $389,900 MCAOR
• 2009-06-24 Listed $439,000 IMLS
• 2009-06-24 Listed $439,000 MCAOR
• 2008-02-12 Listed $479,000 MCAOR
• 2007-05-14 Listed $479,000 MCAOR

Property tax history

+0.5%/yr

Latest (2025): $1,924 · +1.4% YoY. Source: county tax records.