352 & 374 E E Idaho St · Middleton, ID 83644

$565,000

6 bd · 4.0 ba · 2,134 sqft · MultiFamily · 86 Days on market

Built 2020 Good condition 5,227 sqft lot Est $525k · 8% over ↓ 6% 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).

• Cash flow +12.0/30.0
• Schools +4.3/10.0
• ARV discount +4.1/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +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: 2 units. confirmed

Listing remarks

Turnkey duplex in the heart of Middleton! Built in 2020, this well-maintained investment property offers a total of 2,134 sq ft with 6 bedrooms and 4 bathrooms across two units. Each unit is thoughtfully designed with modern finishes and functional layouts, making it ideal for both investors and owner-occupants. All appliances are included making this a truly move-in ready opportunity. Conveniently located within walking distance to Ridley’s and other local amenities. Low-maintenance, newer construction, and ready to generate income from day one—don’t miss this one! New exterior paint since photos were taken!

Key facts

• Move-in ready
• Turnkey duplex
• Newer construction

Tags

• TURNKEY DUPLEX
• MODERN FINISHES
• FUNCTIONAL LAYOUTS
• MOVE-IN READY
• NEWER CONSTRUCTION
• GENERATE INCOME

Property features AI

Exterior

• Parking: Carport available; Detached parking; RV access/parking; Finished driveway; Total parking for 2 vehicles
• Utilities: City water service; Sewer connected; Separate electric meters for Unit 1 and Unit 2
• Home design: Duplex; Built in 2020
• Construction: Composition roof; Crawl space foundation
• Exterior features: Partial fencing; Sidewalks on the property; Small lot

Interior

• Kitchen: Stove/Range in all units; Some units have a garbage disposal; Refrigerator not provided
• Bedrooms: Six total bedrooms (across both units)
• Bathrooms: Four total bathrooms (across both units)
• Heating & cooling: Electric heating with forced air and heat pump; Central air conditioning serving all units
• Interior features: Duplex with two separate units; Washer/dryer hookups in all units; Some units include a disposal
• Laundry & utility: Washer/Dryer hookups in all units; Washer/Dryer included in all units

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $565k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative. Per door: $-69/mo.
• To cash-flow at today's rent, offer at most $545k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $477k (15.6% below list).
• Recommended offer: $477k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 Academy (math 5% / reading 44%, grade F, #132 of 169 statewide, top 78%, 161 students, 34% FRL) — zoned schools at 34% FRL track the district average.
• Zoned-school proficiency averages 25% at this address vs 50% district-wide (-25 pts) — the specific schools serving this property underperform the Middleton District average; the district grade overstates school quality for this exact location.
• Market conditions: 461 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).
• At $4,768/mo this rent would consume 59% 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 86 days — a 6% lower offer ($531k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $476,800 (15.6% 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 86 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $524,964
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 S Dewey Ave	0.06mi	6/4.0	2,028 (-5%)	12mo	$499,900	$246	79

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-100,263
• Equity at exit: $84,243

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-98,322
• Equity at exit: $48,851

Cash invested: $158,200 (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: 19.7×

Monthly cashflow live

• Estimated rent: $4,768 medium
• Mortgage (P&I): −$2,963
• Tax est. 1.5%: −$706 /mo · $8,475/yr
• Insurance: −$235
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,001
• Net cashflow: $-138

Break-even live

Break-even rent $4,943

Max offer price $545,050

Occupancy floor 98%

Sensitivity live

Price	-10% $253	-5% $57	+0% $-138	+5% $-333	+10% $-528
Rent	-10% $-515	-5% $-326	+0% $-138	+5% $50	+10% $239
Rate	-1.0pp $147	-0.5pp $6	base $-138	+0.5pp $-284	+1.0pp $-433

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,768
Total (2 units)			$4,768

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: $141,250
• Closing costs: $16,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	20d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $565,000 Active 86 DOM
2. 2026-06-17
   days on market $565,000 Active 85 DOM
3. 2026-06-16
   days on market $565,000 Active 84 DOM
4. 2026-06-15
   days on market $565,000 Active 83 DOM
5. 2026-06-13
   days on market $565,000 Active 81 DOM
6. 2026-06-13
   days on market $565,000 Active 80 DOM
7. 2026-06-10
   days on market $565,000 Active 78 DOM
8. 2026-06-09
   days on market $565,000 Active 77 DOM
9. 2026-06-08
   days on market $565,000 Active 76 DOM
10. 2026-06-07
    days on market $565,000 Active 75 DOM
11. 2026-06-05
    days on market $565,000 Active 72 DOM
12. 2026-06-03
    days on market $565,000 Active 71 DOM
13. 2026-06-03
    days on market $565,000 Active 70 DOM
14. 2026-06-01
    days on market $565,000 Active 69 DOM
15. 2026-05-31
    days on market $565,000 Active 68 DOM
16. 2026-04-09
    status Active
17. 2026-04-09
    price $565,000
18. 2026-04-05
    status Pending
19. 2026-03-20
    listed $600,000 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: $57,216
• − Mortgage interest: −$31,649
• − Property taxes: −$8,475
• − Insurance: −$2,825
• − Repairs & maintenance: −$4,577
• − Management: −$4,577
• − Depreciation: −$16,436
• Taxable loss: −$11,324
• Est. tax savings @ 24.0%: +$2,718
• After-tax cash flow: $1,063/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.

Condition & rehab AI · 13 photos

Good 80/100 None rehab

This turnkey duplex in Middleton is in excellent condition with modern finishes and low-maintenance features, making it ideal for investors and owner-occupants.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both New flooring in bathrooms — Improves aesthetics and functionality.
• Both New countertops in kitchen — Enhances aesthetics and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality. ↑
• Both New countertops in kitchen — Enhances aesthetics and functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.8% since first listed

4 events — show timeline

• 2026-04-09 Relisted — IMLS
• 2026-04-09 Price Changed $565,000 IMLS
• 2026-04-05 Pending — IMLS
• 2026-03-20 Listed $600,000 IMLS