338 Augusta Dr · Arco, ID 83213

$125,000

5 bd · 3.0 ba · 2,196 sqft · Other · 136 Days on market

Built 1950 0.33 ac lot

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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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss out on this spacious 5-bedroom, 2,196 sq. ft. home! Sitting on a large lot with beautiful mountain views, this property offers plenty of potential. Enjoy nearby fishing, hunting, and hiking. Features include a greenhouse and more. With a little TLC, this could be the perfect investment or mountain getaway! Home Sold AS IS

Key facts

• Large lot
• Greenhouse
• Mountain views

Tags

• MOUNTAIN VIEWS
• LARGE LOT
• GREENHOUSE

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#107 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: schools C-, health & safety C-, amenities F.
• Butte County Joint District (rural): math 45% / reading 57% proficiency, ranked #28 of 92 in ID (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 9 units permitted in Butte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Butte County population projected at -50% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 7.9

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-5,771
• Equity at exit: $18,638

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $13,600
• Equity at exit: $10,808

Cash invested: $35,000 (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 83213

• Home prices YoY: -14.3%
• Active inventory: 32
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $228

Break-even live

Break-even rent $1,034

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $298	-5% $263	+0% $228	+5% $192	+10% $157
Rent	-10% $123	-5% $175	+0% $228	+5% $280	+10% $332
Rate	-1.0pp $291	-0.5pp $259	base $228	+0.5pp $195	+1.0pp $162

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-09
   status Pending
2. 2026-03-04
   status Active
3. 2026-03-04
   price $125,000
4. 2026-01-21
   status Pending
5. 2025-12-18
   price $130,000
6. 2025-11-12
   price $139,900
7. 2025-10-13
   listed $144,900 Active
8. 2025-07-17
   price $174,999
9. 2025-07-10
   price $177,500
10. 2025-06-05
    price $187,500
11. 2021-03-23
    soldstatus
12. 2019-05-14
    soldstatus
13. 2019-05-14
    soldstatus
14. 2018-10-15
    listed $67,000

ⓘ 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: $1,307 · $109/mo
• Projected year-2 tax: $1,307 · $109/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 3/10 Moderate FEMA zone X · 17% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,860
• − Mortgage interest: −$7,002
• − Property taxes: −$1,307
• − Insurance: −$625
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$3,636
• Taxable income: $752
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $2,550/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: Butte County Joint District
• NCES district ID: 1600490
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 57% ▲ 7.00%
• Median HH income: $40,349
• Composite: 42.65/100
• National rank: #3178
• State rank: #28 of 92 in ID

Livability — Arco

• Score: 66/100
• State rank: #107
• US rank: #11734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arco, ID
• Population (ZIP): 1,328

Population outlook (Butte County) Hauer SSP2

• Today (2025): 1,888 people
• By 2030: 1,626 · -13.9%
• By 2040: 1,211 · -35.9%
• By 2050: 945 · -49.9%
• By 2075: 724 · -61.7%
• By 2100: 807 · -57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 13%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 4% Slovak 2% Danish 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Butte

• 2024 margin: Solid R (+72.5) · D 12.4% · R 84.9% · Other 2.7%
• 2008→2024 swing: -20.1pp toward R · 2008: -52.3pp · 2024: -72.5pp
• All cycles: 2024: R+72.5 2020: R+71.7 2016: R+61.3 2012: R+57.8 2008: R+52.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.08%
• Current HPI: 210.11
• 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

+86.6% since first listed

14 events — show timeline

• 2026-04-09 Pending — SRMLS
• 2026-03-04 Relisted — SRMLS
• 2026-03-04 Price Changed $125,000 SRMLS
• 2026-01-21 Pending — SRMLS
• 2025-12-18 Price Changed $130,000 SRMLS
• 2025-11-12 Price Changed $139,900 SRMLS
• 2025-10-13 Listed $144,900 SRMLS
• 2025-07-17 Price Changed $174,999 SRMLS
• 2025-07-10 Price Changed $177,500 SRMLS
• 2025-06-05 Price Changed $187,500 SRMLS
• 2021-03-23 Sold (Public Records) — Public Records
• 2019-05-14 Sold (Public Records) — Public Records
• 2019-05-14 Sold (MLS) — SRMLS
• 2018-10-15 Listed $67,000 SRMLS

Property tax history

+6.1%/yr

Latest (2025): $1,307 · +6.9% YoY. Source: county tax records.