1600 West Yellowstone #31 · Osburn, ID 83849

$80,000

2 bd · 2.0 ba · 938 sqft · SingleFamily · 170 Days on market

Built 1980

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

a spacious, two bedroom, two bath located in a nice park of Osburn. Close to Rails to Trails and Gene Day Park

Key facts

• Built 1980
• Listed 169 days

Property features AI

Finance

• Other: Multifamily/common walls: No common walls
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Community sewer
• Home design: Manufactured home
• Construction: T1-11 exterior; Composition roof; Crawl space foundation (see remarks)
• Exterior features: Open, level lot; Publicly maintained paved road; Has a view

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Natural gas heating; Forced air
• Interior features: Electric Range; Electric Dryer; Washer; Refrigerator
• Laundry & utility: Washer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#141 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Kellogg Joint District (rural): math 28% / reading 53% proficiency, ranked #66 of 92 in ID (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 36 units permitted in Shoshone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Shoshone County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($70k) 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.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 7.8

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-5,411
• Equity at exit: $11,928

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $5,049
• Equity at exit: $6,917

Cash invested: $22,400 (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 83849

• Home prices YoY: -16.4%
• Active inventory: 20
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $118

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 81%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $80,000 Active 170 DOM
2. 2026-06-18
   days on market $80,000 Active 169 DOM
3. 2026-06-17
   days on market $80,000 Active 168 DOM
4. 2026-06-16
   days on market $80,000 Active 167 DOM
5. 2026-06-15
   days on market $80,000 Active 166 DOM
6. 2026-06-14
   days on market $80,000 Active 164 DOM
7. 2026-06-13
   days on market $80,000 Active 163 DOM
8. 2026-06-10
   days on market $80,000 Active 161 DOM
9. 2026-06-09
   days on market $80,000 Active 160 DOM
10. 2026-06-08
    days on market $80,000 Active 159 DOM
11. 2026-06-07
    days on market $80,000 Active 158 DOM
12. 2026-06-05
    days on market $80,000 Active 155 DOM
13. 2026-06-03
    days on market $80,000 Active 154 DOM
14. 2026-06-02
    days on market $80,000 Active 153 DOM
15. 2026-06-01
    days on market $80,000 Active 152 DOM
16. 2026-05-31
    days on market $80,000 Active 151 DOM
17. 2026-05-30
    days on market $80,000 Active 150 DOM
18. 2026-01-24
    status Active
19. 2026-01-09
    status Pending
20. 2025-12-15
    listed $80,000 Active

ⓘ 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: $10,196
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,327
• Taxable income: $156
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $1,383/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: Kellogg Joint District
• NCES district ID: 1601650
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $38,044
• Composite: 33.67/100
• National rank: #5389
• State rank: #66 of 92 in ID

Livability — Osburn

• Score: 64/100
• State rank: #141
• US rank: #13676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,057

Population outlook (Shoshone County) Hauer SSP2

• Today (2025): 11,864 people
• By 2030: 11,416 · -3.8%
• By 2040: 10,462 · -11.8%
• By 2050: 9,693 · -18.3%
• By 2075: 8,438 · -28.9%
• By 2100: 7,028 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Slovak 4% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Shoshone

• 2024 margin: Solid R (+49.4) · D 24.0% · R 73.4% · Other 2.6%
• 2008→2024 swing: -41.8pp toward R · 2008: -7.6pp · 2024: -49.4pp
• All cycles: 2024: R+49.4 2020: R+41.7 2016: R+37.4 2012: R+8.2 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.12%
• Current HPI: 255.32
• 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

• 2026-01-24 Relisted — CDAMLS
• 2026-01-09 Pending — CDAMLS
• 2025-12-15 Listed $80,000 CDAMLS