514 E13 Sawyer St Unit E13 · Cascade, ID 83611

$199,500

1 bd · 1.0 ba · 655 sqft · SingleFamily · 114 Days on market

Built 1997 1,742 sqft lot $55/mo HOA · 3% of rent

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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).

• Cash flow +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +5.1/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Best Deal in the Park!—without the work! This well-maintained park model home in Leisure Time offers the perfect low-maintenance getaway. With 799 sq ft (including the covered deck), you’ll enjoy both comfort and convenience in this thoughtfully designed space that sleeps six. The 2x6 quality construction addition provides extra room and durability, while central air and forced gas heat (FGH) keep you comfortable year-round. Leisure Time community amenities include a seasonal indoor pool, picnic pavilion, laundry facilities, walking paths, and close proximity to downtown, Cascade Reservoir and the Payette River. E14 lot 35x60ft is also available to purchase with E13. HOA dues c

Key facts

• Picnic pavilion
• Seasonal indoor pool
• Park model home

Tags

• PARK MODEL HOME
• LOW MAINTENANCE GETAWAY
• QUALITY CONSTRUCTION ADDITION
• SEASONAL INDOOR POOL
• PICNIC PAVILION
• WALKING PATHS

Property features AI

Finance

• Other: Small lot with manual sprinkler system and irrigation available; Winter access
• HOA & community: HOA/association with an annual fee of $660; Located in the Leisuretime R.V. Park community

Exterior

• Utilities: Community water service; Sewer connected
• Home design: Single family residence; Built in 1997
• Construction: Frame construction with vinyl siding; Architectural style roof; Built 1997
• Exterior features: Partial wood fencing; Covered patio/deck; Community pool

Interior

• Kitchen: Microwave; Gas oven; Electric water heater; Oven/Range (freestanding); Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Carpet; Vinyl sheet
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Heating and cooling present
• Interior features: Family room; Great room; Breakfast bar; Pantry; Laminate counters

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Emmett Independent District (town): math 33% / reading 43% proficiency, ranked #73 of 92 in ID (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shadow Butte Elementary School (math 41% / reading 35%, grade F, #251 of 357 statewide, top 71%, 463 students, 40% FRL); Emmett Middle School (math 30% / reading 45%, grade F, #75 of 109 statewide, top 69%, 533 students, 39% FRL); Emmett High School (math 42% / reading 67%, grade C-, #26 of 169 statewide, top 17%, 737 students, 23% FRL) — zoned schools average 34% FRL vs 49% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 410 active listings in the ZIP; 198 units permitted in Gem 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 $6k of value loss. Plan a longer hold.
• Gem County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $181,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 8.3

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-22,493
• Equity at exit: $29,746

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-6,744
• Equity at exit: $17,249

Cash invested: $55,860 (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: 410
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,009 medium
• Mortgage (P&I): −$1,046
• Tax est. 1.5%: −$249 /mo · $2,992/yr
• Insurance: −$83
• HOA: −$55
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $153

Break-even live

Break-even rent $1,815

Max offer price $199,500

Occupancy floor 87%

Sensitivity live

Price	-10% $291	-5% $222	+0% $153	+5% $84	+10% $16
Rent	-10% $-5	-5% $74	+0% $153	+5% $233	+10% $312
Rate	-1.0pp $254	-0.5pp $204	base $153	+0.5pp $102	+1.0pp $49

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: gaspool

Listing history 10 events

1. 2026-06-05
   days on market $199,500 Active 114 DOM
2. 2026-06-03
   days on market $199,500 Active 113 DOM
3. 2026-06-03
   days on market $199,500 Active 112 DOM
4. 2026-06-01
   days on market $199,500 Active 111 DOM
5. 2026-05-31
   days on market $199,500 Active 110 DOM
6. 2026-05-23
   price $199,500
7. 2026-04-30
   price $218,900
8. 2026-03-24
   price $218,999
9. 2026-02-10
   listed $229,000 Active
10. 2020-08-25
    listed $179,500

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

Taxation est. · year 1

• Rental income: $24,108
• − Mortgage interest: −$11,175
• − Property taxes: −$2,992
• − Insurance: −$998
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − HOA: −$660
• − Depreciation: −$5,804
• Taxable loss: −$1,378
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $2,172/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: Emmett Independent District
• NCES district ID: 1601020
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $42,067
• Composite: 32.04/100
• National rank: #5823
• State rank: #73 of 92 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 (Gem County) Hauer SSP2

• Today (2025): 17,343 people
• By 2030: 17,416 · +0.4%
• By 2040: 17,236 · -0.6%
• By 2050: 16,613 · -4.2%
• By 2075: 15,111 · -12.9%
• By 2100: 12,472 · -28.1%

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 · Gem

• 2024 margin: Solid R (+66.0) · D 16.0% · R 82.0% · Other 2.0%
• 2008→2024 swing: -23.0pp toward R · 2008: -43.0pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+61.7 2016: R+59.7 2012: R+44.8 2008: R+43.0

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

+11.1% since first listed

5 events — show timeline

• 2026-05-23 Price Changed $199,500 IMLS
• 2026-04-30 Price Changed $218,900 IMLS
• 2026-03-24 Price Changed $218,999 IMLS
• 2026-02-10 Listed $229,000 IMLS
• 2020-08-25 Listed $179,500 IMLS