301 S Main St · Cascade, ID 83611

$285,000

1 bd · 1.5 ba · 1,224 sqft · SingleFamily public records · 219 Days on market

Built 1939 3,497 sqft 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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity with HWY 55 Frontage in Cascade! This versatile property offers flexible commercial or residential use. Historically, the site has housed various businesses including a church, electrical supply shop, coffee shop, a restaurant, and currently a residence. It features great signage visibility on Highway 55. Whether you're looking to a rental, start a new business, or develop a unique living space, this property provides exceptional potential in downtown Cascade.

Key facts

• Signage visibility
• Hwy 55 frontage
• Residential use

Tags

• HWY 55 FRONTAGE
• SIGNAGE VISIBILITY
• FLEXIBLE COMMERCIAL USE
• RESIDENTIAL USE
• EXCEPTIONAL POTENTIAL

Property features AI

Exterior

• Utilities: Electric (220 volts); Public sewer; Other water source
• Home design: Single-family residence; Two stories
• Construction: Frame construction with wood siding; Metal roof; Other foundation
• Exterior features: Level lot; Publicly maintained road access; State road frontage

Interior

• Kitchen: Range; Oven; Refrigerator; Dishwasher
• Bathrooms: One three-quarter bathroom; One half bathroom
• Heating & cooling: Baseboard heating
• Interior features: Range, Oven, Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/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 $264k (7.5% below list).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.6% in Cascade — 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 66/100 on livability (#116 in ID) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: employment C-, schools D, amenities F.
• Cascade District (rural): math 35% / reading 45% proficiency, ranked #94 of 133 in ID (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 411 active listings in the ZIP; 250 units permitted in Valley County in 2024 (0 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.
• Valley County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 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 1939 — 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. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $578,952
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 W Mill St	0.28mi	2/1.0 (+1)	1,056 (-14%)	7mo	$249,900	$237	51
606 Dam Rd	0.62mi	2/1.0 (+1)	1,057 (-14%)	5mo	$500,000	$473	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-22,323
• Equity at exit: $42,494

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $10,947
• Equity at exit: $24,642

Cash invested: $79,800 (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 83611

• Home prices YoY: -27.9%
• Active inventory: 411
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,638 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$94 /mo · $1,126/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $377

Break-even live

Break-even rent $2,161

Max offer price $285,000

Occupancy floor 81%

Sensitivity live

Price	-10% $538	-5% $457	+0% $377	+5% $296	+10% $215
Rent	-10% $168	-5% $272	+0% $377	+5% $481	+10% $585
Rate	-1.0pp $520	-0.5pp $449	base $377	+0.5pp $303	+1.0pp $228

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $285,000 Active 219 DOM
2. 2026-06-18
   days on market $285,000 Active 217 DOM
3. 2026-06-17
   days on market $285,000 Active 216 DOM
4. 2026-06-16
   days on market $285,000 Active 215 DOM
5. 2026-06-15
   days on market $285,000 Active 214 DOM
6. 2026-06-13
   days on market $285,000 Active 212 DOM
7. 2026-06-12
   days on market $285,000 Active 211 DOM
8. 2026-06-09
   days on market $285,000 Active 208 DOM
9. 2026-06-08
   days on market $285,000 Active 207 DOM
10. 2026-06-07
    days on market $285,000 Active 206 DOM
11. 2026-06-04
    days on market $285,000 Active 202 DOM
12. 2026-06-02
    days on market $285,000 Active 201 DOM
13. 2026-06-01
    days on market $285,000 Active 200 DOM
14. 2026-05-31
    days on market $285,000 Active 199 DOM
15. 2026-05-31
    days on market $285,000 Active 198 DOM
16. 2026-04-23
    listed $285,000 Active
17. 2026-03-19
    status Active
18. 2026-03-19
    price $285,000
19. 2026-03-19
    historical
20. 2025-11-12
    listed $299,900 Active
21. 2025-11-12
    listed $299,900 Active
22. 2021-06-04
    soldstatus
23. 2021-03-25
    listed $179,000
24. 2021-03-24
    listed $179,000
25. 2019-07-08
    listed $159,900

ⓘ 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: $1,126 · $94/mo
• Projected year-2 tax: $1,966 · $164/mo
• Expected delta: +$841/yr (+$70/mo · 74.7%)

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

Taxation est. · year 1

• Rental income: $31,650
• − Mortgage interest: −$15,964
• − Property taxes: −$1,126
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,532
• − Management: −$2,532
• − Depreciation: −$8,291
• Taxable loss: −$220
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $4,571/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: Cascade District
• NCES district ID: 1600630
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $49,227
• Composite: 36.83/100
• National rank: #9162
• State rank: #94 of 133 in ID

Livability — Cascade

• Score: 66/100
• State rank: #116
• US rank: #12378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cascade, ID
• Population (ZIP): 2,997

Population outlook (Valley County) Hauer SSP2

• Today (2025): 10,964 people
• By 2030: 11,279 · +2.9%
• By 2040: 11,584 · +5.7%
• By 2050: 11,754 · +7.2%
• By 2075: 12,246 · +11.7%
• By 2100: 11,948 · +9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 7% Dutch 6% Portuguese 5%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Valley

• 2024 margin: R (+18.6) · D 39.6% · R 58.2% · Other 2.2%
• 2008→2024 swing: -11.6pp toward R · 2008: -6.9pp · 2024: -18.6pp
• All cycles: 2024: R+18.6 2020: R+13.7 2016: R+18.6 2012: R+11.6 2008: R+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.61%
• Current HPI: 307.0117
• 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

+78.2% since first listed

10 events — show timeline

• 2026-04-23 Listed $285,000 IMLS
• 2026-03-19 Relisted — MCAOR
• 2026-03-19 Price Changed $285,000 MCAOR
• 2026-03-19 Listing Removed — IMLS
• 2025-11-12 Listed $299,900 MCAOR
• 2025-11-12 Listed $299,900 IMLS
• 2021-06-04 Sold (MLS) — MCAOR
• 2021-03-25 Listed $179,000 IMLS
• 2021-03-24 Listed $179,000 MCAOR
• 2019-07-08 Listed $159,900 IMLS

Property tax history

+17.9%/yr

Latest (2025): $1,126 · +8.7% YoY. Source: county tax records.