10131 Hwy 44 · Middleton, ID 83644

$574,900

4 bd · 3.0 ba · 3,470 sqft · MultiFamily public records · 15 Days on market

Built 1994 1.00 ac 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 +13.5/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Discover the potential of this unique property situated on a full acre, offering flexibility for living, working, and income opportunities. This single story manufactured home features an attached RV shop and 2-story apartment, making it ideal for multi-generational living, rental income, or a home-based business. The spacious lot provides plenty of room to expand, customize, or bring your own vision to life. The RV shop offers ample space for storage, hobbies, or commercial use, while the separate living quarters create added versatility for guests or tenants. Whether you’re looking for an investment opportunity, a live/work setup, or a property with room to grow, this one delivers e

Key facts

• 1 acre lot
• 2 garage spots
• Built 1994

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $19 ($223/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 $440k (23.6% below list).
• Recommended offer: $440k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.4% 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 Heights Elementary (math 43% / reading 58%, grade D+, #144 of 357 statewide, top 41%, 534 students, 29% FRL); Middleton Academy (math 5% / reading 44%, grade F, #132 of 169 statewide, top 78%, 161 students, 34% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 461 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).
• At $4,395/mo this rent would consume 54% of the median local household income ($97k/yr) (locally 141% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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

• It's been on market 15 days — a 2% lower offer ($566k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $439,500 (23.6% 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.9

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-92,229
• Equity at exit: $85,719

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-79,817
• Equity at exit: $49,707

Cash invested: $160,972 (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: 461
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $4,395 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$199 /mo · $2,389/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$923
• Net cashflow: $19

Break-even live

Break-even rent $4,372

Max offer price $574,900

Occupancy floor 95%

Sensitivity live

Price	-10% $344	-5% $181	+0% $19	+5% $-144	+10% $-307
Rent	-10% $-329	-5% $-155	+0% $19	+5% $192	+10% $366
Rate	-1.0pp $308	-0.5pp $165	base $19	+0.5pp $-130	+1.0pp $-282

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$2,333
1× unit	2	1	$2,062
Total (2 units)			$4,395

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: $143,725
• Closing costs: $17,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
994 Magic Mill Ave Middleton, ID	5.0	3.0	2710	$2,995	$1.11	19d	1	0.92mi
388 Hidden Mill Ct Middleton, ID	4.0	3.5	2678	$3,000	$1.12	24d	1	1.16mi
165 E Willow Creek Dr Middleton, ID	4.0	2.5	2299	$2,295	$1.00	24d	1	1.40mi

Listing history 5 events

1. 2026-04-17
   status Pending
2. 2026-04-02
   listed $574,900 Active
3. 2016-09-23
   listed $285,000
4. 2010-12-30
   soldstatus
5. 2006-07-07
   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: $2,389 · $199/mo
• Projected year-2 tax: $3,967 · $331/mo
• Expected delta: +$1,577/yr (+$131/mo · 66.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 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: $52,740
• − Mortgage interest: −$32,203
• − Property taxes: −$2,389
• − Insurance: −$2,874
• − Repairs & maintenance: −$4,219
• − Management: −$4,219
• − Depreciation: −$16,724
• Taxable loss: −$9,890
• Est. tax savings @ 24.0%: +$2,374
• After-tax cash flow: $2,596/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

• 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

+101.7% since first listed

5 events — show timeline

• 2026-04-17 Pending — IMLS
• 2026-04-02 Listed $574,900 IMLS
• 2016-09-23 Listed $285,000 IMLS
• 2010-12-30 Sold (Public Records) — Public Records
• 2006-07-07 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,389 · -5.9% YoY. Source: county tax records.