2909 Salubria Rd · Cambridge, ID 83610-0000

$199,000

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 4 Days on market

Built 1905 1.00 ac lot $164/sqft · 18% below area Est $255k · 22% under

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Why this score? — see what drove the D 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 +15.0/15.0
• Cash flow +7.7/30.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.0/10.0

Listing remarks

This cute farm house on 1 acre is ready for your TLC! It sits off the road down a quiet driveway. It has a cute covered and enclosed front porch perfect for keeping the snowy and wet days out of the home. There are 2 bedrooms downstairs and one upstairs. The kitchen is functional, the laundry area is spacious enough that when you come in from outside chores you can kick your shoes off. There is also a large pantry/storage closet in the laundry/mud room. The metal roof provides peace of mind and longevity. The 30x30 shop has concrete flooring, electricity, workbenches, and plenty of space to store your boats, buggy's, or campers. There is also plenty of outside space for RV/Boat parking. The

Key facts

• Metal roof
• 5 dog kennel
• 30x30 shop

Tags

• LARGE PANTRY STORAGE CLOSET
• METAL ROOF
• 30X30 SHOP
• CONCRETE FLOORING
• 5 DOG KENNEL
• CHICKEN COOP

Property features AI

Exterior

• Parking: Detached garage with 2 covered parking spaces; RV/boat parking and RV access
• Utilities: Well water; Septic tank; Electricity connected; Cable connected
• Home design: Single-family home with acreage; Built in 1905
• Construction: Frame construction with wood siding; Metal roof
• Exterior features: Partial wire fencing; Garden area; Chicken accommodations; Manual sprinkler system; Shop/outbuilding

Interior

• Kitchen: Laminate counters
• Bedrooms: 3 bedrooms (two on the main level, one on the upper level)
• Flooring: Concrete; Carpet; Vinyl sheet
• Bathrooms: 1 bathroom
• Heating & cooling: Propane heating; No central cooling
• Interior features: Workbench; Laminate counters; Fireplace with propane; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (39.8% below list).
• Recommended offer: $120k (39.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#174 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Cambridge Joint District (rural): math 40% / reading 45% proficiency, ranked #89 of 133 in ID (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cambridge Elementary School (math 64% / reading 54%, grade B-, #75 of 357 statewide, top 23%, 71 students, 49% FRL); Cambridge Middle/High School (math 34% / reading 44%, grade F, #87 of 169 statewide, top 57%, 81 students, 41% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 164 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,718 (39.8% 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. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.60% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.99%
• DSCR: 0.78
• GRM: 13.9

CMA / ARV

• ARV (median comp): $255,385
• List price: $199,000
• Delta: -22.08%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2909 Salubria Rd	0.00mi	3/1.0	1,280 (+5%)	0mo	$199,000	$155	91

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: 2.8%
• Equity multiple: 1.16×
• Total profit: $9,105
• Equity at exit: $89,479

10-year hold

• IRR: 6.2%
• Equity multiple: 1.95×
• Total profit: $52,994
• Equity at exit: $137,898

Cash invested: $55,720 (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 83610-0000

• Active inventory: 1
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-232

Break-even live

Break-even rent $1,491

Max offer price $158,051

Occupancy floor —

Sensitivity live

Price	-10% $-119	-5% $-175	+0% $-232	+5% $-288	+10% $-344
Rent	-10% $-326	-5% $-279	+0% $-232	+5% $-185	+10% $-137
Rate	-1.0pp $-132	-0.5pp $-181	base $-232	+0.5pp $-283	+1.0pp $-336

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-15
   listed $199,000 Active 1312-char remark

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $1,373 · $114/mo
• Expected delta: +$760/yr (+$63/mo · 124.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,366
• − Mortgage interest: −$11,147
• − Property taxes: −$613
• − Insurance: −$995
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$5,789
• Taxable loss: −$6,477
• Est. tax savings @ 24.0%: +$1,554
• After-tax cash flow: $-1,227/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: Cambridge Joint District
• NCES district ID: 1600570
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $36,624
• Composite: 37.6/100
• National rank: #8836
• State rank: #89 of 133 in ID

Livability — Cambridge

• Score: 62/100
• State rank: #174
• US rank: #16466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

3 events — show timeline

• 2026-06-09 Sold (MLS) — IMLS
• 2026-05-19 Pending — IMLS
• 2026-05-15 Listed $199,000 IMLS

Property tax history

+2.4%/yr

Latest (2025): $613 · +2.0% YoY. Source: county tax records.