Pure Series - The Lux Plan · Fruitland, ID 83619

$114,900

3 bd · 2.0 ba · 1,080 sqft · SingleFamily · 956 Days on market

$325/mo HOA · 23% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Key facts

• Listed 956 days

Property features AI

Finance

• Other: List price $114,900
• HOA & community: Association fee of $325

Exterior

• Home design: New construction plan (Pure Series - The Lux)
• Exterior features: Living area of 1,080

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Central air conditioning
• Interior features: Plan model home (Pure Series - The Lux)

🏗️ New construction. The $114,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $239,760.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-884 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (2.6% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 1.9% vs local median 2.9% in Fruitland — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#51 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Fruitland District (town): math 33% / reading 50% proficiency, ranked #60 of 92 in ID (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fruitland Elementary School (math 38% / reading 40%, grade F, #247 of 357 statewide, top 70%, 557 students, 45% FRL); Fruitland Middle School (math 34% / reading 52%, grade D-, #62 of 109 statewide, top 58%, 510 students, 39% FRL); Fruitland High School (math 27% / reading 62%, grade F, #61 of 169 statewide, top 41%, 542 students, 25% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 111 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 956 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; HOA is 23% of rent.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. 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?
2. It's been on market 956 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.58% ✗
• Cap rate: 1.87%
• Cash-on-cash: -15.80%
• DSCR: 0.30
• GRM: 14.4

CMA / ARV

• ARV (on-the-fly): $239,760
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 NE 14th Dr	0.17mi	3/1.0	1,031 (-4%)	15mo	$300,000	$291	68
8180 N Pennsylvania Ave	0.47mi	3/1.0	1,134 (+5%)	3mo	$190,000	$168	63
1504 N Pennsylvania Ave	0.09mi	3/1.0	1,172 (+8%)	20mo	$260,000	$222	61
1004 Victoria Ave	0.59mi	2/1.0 (-1)	960 (-11%)	22mo	$190,000	$198	27

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: -46.8%
• Equity multiple: -0.41×
• Total profit: $-94,913
• Equity at exit: $35,749

10-year hold

• IRR: -86.8%
• Equity multiple: -1.30×
• Total profit: $-154,225
• Equity at exit: $20,730

Cash invested: $67,133 (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 83619

• Home prices YoY: -30.4%
• Active inventory: 111
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$1,257
• Tax est. 1.5%: −$300 /mo · $3,596/yr
• Insurance: −$100
• HOA: −$325
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-884

Break-even live

Break-even rent $2,509

Max offer price $111,889

Occupancy floor —

Sensitivity live

Price	-10% $-718	-5% $-801	+0% $-884	+5% $-967	+10% $-1,049
Rent	-10% $-994	-5% $-939	+0% $-884	+5% $-829	+10% $-774
Rate	-1.0pp $-763	-0.5pp $-823	base $-884	+0.5pp $-946	+1.0pp $-1,009

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: $59,940
• Closing costs: $7,193
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Victoria Ave Fruitland, ID	3.0	1.0	1152	$700	$0.61	21d	1	0.58mi
210 N Johnson Ave Fruitland, ID	3.0	2.0	1450	$1,700	$1.17	5d	1	0.86mi
202 N Park Ave Apt 2 Fruitland, ID	2.0	1.0	930	$1,250	$1.34	4d	1	0.97mi

HOA detail

• Monthly dues: $325 · $3,900/yr

Listing history 16 events

1. 2026-06-21
   days on market $114,900 Active 956 DOM
2. 2026-06-18
   days on market $114,900 Active 953 DOM
3. 2026-06-17
   days on market $114,900 Active 952 DOM
4. 2026-06-16
   days on market $114,900 Active 951 DOM
5. 2026-06-15
   days on market $114,900 Active 950 DOM
6. 2026-06-13
   days on market $114,900 Active 948 DOM
7. 2026-06-13
   days on market $114,900 Active 947 DOM
8. 2026-06-10
   days on market $114,900 Active 945 DOM
9. 2026-06-09
   days on market $114,900 Active 944 DOM
10. 2026-06-08
    days on market $114,900 Active 943 DOM
11. 2026-06-07
    days on market $114,900 Active 942 DOM
12. 2026-06-05
    days on market $114,900 Active 939 DOM
13. 2026-06-03
    days on market $114,900 Active 938 DOM
14. 2026-06-03
    days on market $114,900 Active 937 DOM
15. 2026-06-01
    days on market $114,900 Active 936 DOM
16. 2026-05-31
    days on market $114,900 Active 935 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,682
• − Mortgage interest: −$13,430
• − Property taxes: −$3,596
• − Insurance: −$1,199
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − HOA: −$3,900
• − Depreciation: −$6,975
• Taxable loss: −$15,087
• Est. tax savings @ 24.0%: +$3,621
• After-tax cash flow: $-6,983/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: Fruitland District
• NCES district ID: 1601140
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $47,510
• Composite: 35.43/100
• National rank: #4933
• State rank: #60 of 92 in ID

Livability — Fruitland

• Score: 71/100
• State rank: #51
• US rank: #6760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruitland, ID
• County: Payette County · 19,928 people
• City population: 8,823
• Metro: Ontario, OR-ID
• Population (ZIP): 8,823
• Household income: $66,267
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 211.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Scottish 3% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

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: ▼ -116.19%
• Current HPI: 266.5112
• Rent YoY: —
• Metro: Ontario, OR-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