60 S 1st W · Bancroft, ID 83217

$75,000

4 bd · 2.0 ba · 1,440 sqft · SingleFamily · 19 Days on market

Built 1977 10,454 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CALLING ALL PROJECT PEOPLE! This Fixer Upper is Calling Your Name! This Home Offers 4 Bedrooms, 2 Bathrooms, a Large Living Room, Bar Area, Separate Dining Room with Lovely Built-In Shelving, Kitchen, Laundry Room, Large Primary Suite with Attached Primary Bathroom Including a Separate Tub, Shower, Enclosed Toilet Room and Walk-In Closet. The Yard is a Large Established Lawn with Mature Trees and 2 Separate Storage Sheds! The is a Great Location in the Small Town of Bancroft! Just 15 Minutes Drive to Lava Hot Springs, Grace, and Soda Springs. Will Need to be a Cash Purchase Due to Home's Condition. ALL SERIOUS OFFERS TO BE CONSIDERED! Call Listing Agent with Questions or to Schedule a Showing Today!

Key facts

• Separate dining room
• Large living room
• Bar area

Tags

• LARGE LIVING ROOM
• BAR AREA
• SEPARATE DINING ROOM
• BUILT-IN SHELVING
• LARGE PRIMARY SUITE
• ATTACHED PRIMARY BATHROOM

Property features AI

Finance

• Other: Fractional ownership; Currently used as a single-family property

Exterior

• Parking: Three total parking spaces; Three open parking spaces; RV parking available
• Utilities: Natural gas available; Electricity connected; Public sewer connected; Culinary water available
• Home design: Manufactured home; Single-level living
• Construction: Metal roof; Composition construction materials; Built and standing
• Exterior features: Fully fenced lot; Paved road access; Landscaped with mature trees; Flat terrain

Interior

• Bedrooms: Four main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas central heating
• Interior features: Dry bar; Walk-in closet; Great room; Drapes

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#91 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• North Gem District (rural): math 40% / reading 55% proficiency, ranked #54 of 133 in ID (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Gem Elementary (math 70% / reading 70%, grade A-, #23 of 357 statewide, top 8%, 69 students, 35% FRL); North Gem High School (math 24% / reading 75%, grade D+, #40 of 169 statewide, top 26%, 43 students, 42% FRL).
• Zoned-school proficiency averages 60% at this address vs 48% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the North Gem District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 28 active listings in the ZIP; 27 units permitted in Caribou County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $3k appreciation (3.5% local appreciation)).
• Caribou County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.02% ✓
• Cap rate: 17.93%
• Cash-on-cash: 41.56%
• DSCR: 2.85
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.1%
• Equity multiple: 3.54×
• Total profit: $53,322
• Equity at exit: $36,020

10-year hold

• IRR: 43.4%
• Equity multiple: 7.11×
• Total profit: $128,277
• Equity at exit: $57,366

Cash invested: $21,000 (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 83217

• Home prices YoY: 3.1%
• Active inventory: 28
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $661

Break-even live

Break-even rent $682

Max offer price $75,000

Occupancy floor 51%

Sensitivity live

Price	-10% $703	-5% $682	+0% $661	+5% $640	+10% $618
Rent	-10% $541	-5% $601	+0% $661	+5% $721	+10% $781
Rate	-1.0pp $699	-0.5pp $680	base $661	+0.5pp $641	+1.0pp $622

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $75,000 Active 19 DOM
2. 2026-06-19
   days on market $75,000 Active 17 DOM
3. 2026-06-18
   days on market $75,000 Active 16 DOM
4. 2026-06-17
   days on market $75,000 Active 15 DOM
5. 2026-06-16
   days on market $75,000 Active 14 DOM
6. 2026-06-15
   days on market $75,000 Active 13 DOM
7. 2026-06-14
   days on market $75,000 Active 11 DOM
8. 2026-06-13
   days on market $75,000 Active 10 DOM
9. 2026-06-10
   days on market $75,000 Active 8 DOM
10. 2026-06-09
    days on market $75,000 Active 7 DOM
11. 2026-06-08
    days on market $75,000 Active 6 DOM
12. 2026-06-07
    days on market $75,000 Active 5 DOM
13. 2026-06-05
    days on market $75,000 Active 2 DOM
14. 2026-06-03
    remarks 699-char remark
15. 2026-06-03
    listed $75,000 Active 1 DOM

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $571 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 6 d/yr ≥90°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,220
• − Mortgage interest: −$4,201
• − Property taxes: −$571
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$2,182
• Taxable income: $7,179
• Est. tax owed @ 24.0%: −$1,723
• After-tax cash flow: $6,208/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: North Gem District
• NCES district ID: 1602430
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $52,045
• Composite: 43.0/100
• National rank: #6666
• State rank: #54 of 133 in ID

Livability — Bancroft

• Score: 67/100
• State rank: #91
• US rank: #10396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bancroft, ID
• Population (ZIP): 871

Population outlook (Caribou County) Hauer SSP2

• Today (2025): 6,231 people
• By 2030: 5,920 · -5.0%
• By 2040: 5,394 · -13.4%
• By 2050: 4,905 · -21.3%
• By 2075: 3,793 · -39.1%
• By 2100: 2,912 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Italian 2% Dutch 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Caribou

• 2024 margin: Solid R (+71.2) · D 12.9% · R 84.1% · Other 3.0%
• 2008→2024 swing: -7.5pp toward R · 2008: -63.7pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+72.5 2016: R+66.0 2012: R+72.9 2008: R+63.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.54%
• Current HPI: 116.4598
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $75,000 WFRMLS
• 2026-06-01 Listed $75,000 PCTMLS

Property tax history

-0.7%/yr

Latest (2025): $571 · +4.4% YoY. Source: county tax records.