108 S Marjorie Ave · Middleton, ID 83644

$299,000

3 bd · 2.0 ba · 1,124 sqft · Other public records · 2 Days on market

Built 1992 10,018 sqft lot

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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 +13.9/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to build sweat equity in desirable Middleton! Located in an established neighborhood, this property offers strong potential for investors, first-time buyers, or anyone looking to add their own personal touch. Spacious lot, great location, and plenty of upside in one of the Valley’s most sought-after communities.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1992

Property features AI

Finance

• Other: Subdivision: Middleton Place
• HOA & community: HOA fees billed annually

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces
• Utilities: City water service; Sewer connected
• Home design: Single-family residence; Built in 1992
• Construction: Composition roof; Crawl space foundation
• Exterior features: Full wood fencing; Garden; Sidewalks; Public paved road frontage

Interior

• Kitchen: Freestanding oven/range; Pantry
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main-level master bedroom; Pantry; Wood-burning stove fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $299k.

Deal economics

• At list price, monthly cash flow is $35 ($419/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (20.1% below list).
• Recommended offer: $239k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.5% in Middleton — 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 77/100 on livability (#22 in ID, #3,173 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Middleton District (suburban): math 41% / reading 58% proficiency, ranked #29 of 92 in ID (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Middleton Mill Creek Elementary (math 52% / reading 60%, grade C+, #102 of 357 statewide, top 29%, 755 students, 18% FRL); Middleton Middle School (math 38% / reading 60%, grade C-, #34 of 109 statewide, top 34%, 1,007 students, 21% FRL); Middleton Academy (math 5% / reading 44%, grade F, #132 of 169 statewide, top 78%, 161 students, 34% FRL).
• Market conditions: 467 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,620 units permitted in Canyon County in 2024 (196 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 $9k of value loss. Plan a longer hold.
• Canyon County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,788 (20.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.80% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 10.4

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-46,325
• Equity at exit: $44,582

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-37,868
• Equity at exit: $25,852

Cash invested: $83,720 (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 83644

• Active inventory: 467
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,388 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$159 /mo · $1,908/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $35

Break-even live

Break-even rent $2,344

Max offer price $299,000

Occupancy floor 94%

Sensitivity live

Price	-10% $204	-5% $120	+0% $35	+5% $-50	+10% $-134
Rent	-10% $-154	-5% $-59	+0% $35	+5% $129	+10% $224
Rate	-1.0pp $185	-0.5pp $111	base $35	+0.5pp $-43	+1.0pp $-121

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
979 Peregrine Dr Middleton, ID	3.0	2.0	1349	$2,350	$1.74	5d	1	0.57mi
10996 Willis Rd Middleton, ID	3.0	2.0	1424	$2,195	$1.54	4d	1	1.21mi

Listing history 4 events

1. 2026-05-22
   listed $299,000 Active
2. 2015-07-01
   listed $97,000
3. 2014-09-30
   listed $101,000
4. 1998-11-30
   soldstatus

ⓘ 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: $1,908 · $159/mo
• Projected year-2 tax: $2,063 · $172/mo
• Expected delta: +$155/yr (+$13/mo · 8.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 41% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,655
• − Mortgage interest: −$16,749
• − Property taxes: −$1,908
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,292
• − Management: −$2,292
• − Depreciation: −$8,698
• Taxable loss: −$4,780
• Est. tax savings @ 24.0%: +$1,147
• After-tax cash flow: $1,566/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: Middleton District
• NCES district ID: 1602130
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $53,089
• Composite: 42.6/100
• National rank: #3191
• State rank: #29 of 92 in ID

Livability — Middleton

• Score: 77/100
• State rank: #22
• US rank: #3173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middleton, ID
• County: Canyon County · 235,358 people
• City population: 16,293
• Metro: Boise City, ID
• Population (ZIP): 16,293
• Household income: $97,293
• Rent vs Own: 8.3% rent · 91.7% own
• Severe rent burden: 141.0

Population outlook (Canyon County) Hauer SSP2

• Today (2025): 248,853 people
• By 2030: 269,596 · +8.3%
• By 2040: 311,081 · +25.0%
• By 2050: 350,809 · +41.0%
• By 2075: 441,884 · +77.6%
• By 2100: 505,641 · +103.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 5% Portuguese 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 88% English-only · Spanish 9% Russian/Polish/Slavic 2% German/W. Germanic 1%

Political lean MEDSL · Canyon

• 2024 margin: Solid R (+46.6) · D 25.4% · R 72.0% · Other 2.5%
• 2008→2024 swing: -11.4pp toward R · 2008: -35.2pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+39.7 2016: R+41.8 2012: R+37.1 2008: R+35.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.72%
• Current HPI: 295.3575
• Rent YoY: —
• Metro: Boise City, 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

Price history

+196.0% since first listed

4 events — show timeline

• 2026-05-22 Listed $299,000 IMLS
• 2015-07-01 Listed $97,000 IMLS
• 2014-09-30 Listed $101,000 IMLS
• 1998-11-30 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,908 · -4.7% YoY. Source: county tax records.