669 Locust St S · Twin Falls, ID 83301

$199,990

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 89 Days on market

Built 1954 0.33 ac lot Est $280k · 28% under ↓ 5% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this 4-bedroom, 1-bath home set on an expansive 1/3-acre lot with highly desirable M2 zoning—offering rare flexibility for business use, shop space, additional structures, or future development. Located in the heart of Twin Falls, this solid, well-maintained property blends livability with opportunity. While the oversized lot may be the star, the home has been thoughtfully updated with new floors, cabinets, and countertops and a new roof. With a little vision and care, you can easily bring its full potential to life. Inside, you’ll enjoy a comfortable layout with great natural light and a home that’s been thoroughly cared for. With updated interiors

Key facts

• 0.33 acre lot
• Built 1954
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-25 ($-302/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (26.0% below list).
• Recommended offer: $148k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.4% in Twin Falls — 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 74/100 on livability (#33 in ID, #4,779 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute F.
• Twin Falls District (town): math 34% / reading 49% proficiency, ranked #62 of 92 in ID (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bickel Elementary School (math 22% / reading 32%, grade F, #318 of 357 statewide, top 92%, 199 students, 76% FRL); Twin Falls High School (math 34% / reading 70%, grade D+, #30 of 169 statewide, top 21%, 1,286 students, 18% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 620 active listings in the ZIP; 636 units permitted in Twin Falls County in 2024 (12 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.
• Twin Falls County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,995 (26.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.74% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $279,552
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Buena Vista St	0.70mi	2/2.0	894 (-0%)	19mo	$279,000	$312	47
2095 Orchard Dr E	0.55mi	2/1.0	776 (-13%)	14mo	$285,000	$367	40
2164 Highland Ave E	0.72mi	2/1.0	816 (-9%)	14mo	$234,500	$287	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.91% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-34,235
• Equity at exit: $29,819

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-32,800
• Equity at exit: $17,291

Cash invested: $55,997 (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 83301

• Rents YoY: 2.9%
• Active inventory: 620
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-25

Break-even live

Break-even rent $1,512

Max offer price $195,549

Occupancy floor 97%

Sensitivity live

Price	-10% $88	-5% $31	+0% $-25	+5% $-82	+10% $-138
Rent	-10% $-142	-5% $-84	+0% $-25	+5% $33	+10% $92
Rate	-1.0pp $76	-0.5pp $26	base $-25	+0.5pp $-77	+1.0pp $-130

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: $49,998
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-03
   status Pending
2. 2026-01-19
   price $199,990
3. 2025-12-30
   price $204,990
4. 2025-12-04
   listed $209,990 Active

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$634/yr (+$53/mo · 84.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,759
• − Mortgage interest: −$11,203
• − Property taxes: −$746
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$5,818
• Taxable loss: −$3,849
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $622/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: Twin Falls District
• NCES district ID: 1603240
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $44,465
• Composite: 35.15/100
• National rank: #5006
• State rank: #62 of 92 in ID

Livability — Twin Falls

• Score: 74/100
• State rank: #33
• US rank: #4779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Twin Falls, ID
• County: Twin Falls County · 63,592 people
• City population: 63,592
• Metro: Twin Falls, ID
• Population (ZIP): 63,592
• Household income: $62,647
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1784.0

Population outlook (Twin Falls County) Hauer SSP2

• Today (2025): 92,642 people
• By 2030: 97,900 · +5.7%
• By 2040: 108,553 · +17.2%
• By 2050: 119,443 · +28.9%
• By 2075: 146,906 · +58.6%
• By 2100: 168,212 · +81.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada, India
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Twin Falls

• 2024 margin: Solid R (+48.8) · D 24.2% · R 73.1% · Other 2.7%
• 2008→2024 swing: -12.1pp toward R · 2008: -36.7pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+45.0 2016: R+44.6 2012: R+43.5 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -247.58%
• Current HPI: 271.0297
• Rent YoY: ▲ 2.91%
• Metro: Twin Falls, 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

-4.8% since first listed

4 events — show timeline

• 2026-03-03 Pending — IMLS
• 2026-01-19 Price Changed $199,990 IMLS
• 2025-12-30 Price Changed $204,990 IMLS
• 2025-12-04 Listed $209,990 IMLS

Property tax history

+1.9%/yr

Latest (2025): $746 · +0.9% YoY. Source: county tax records.