560 W Grand Ave · Arco, ID 83213

$136,000

8 bd · 4.0 ba · 2,068 sqft · MultiFamily · 1 Days on market

Built 1970 Fair condition 7,405 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Excellent investment opportunity in Arco, ID, featuring a over/under fourplex with 75 feet of prime US Highway 20/26/93 frontage for maximum visibility. This property consists of four 2-bedroom, 1-bathroom units, each approximately 517 square feet, situated in a market where rental demand is consistently high and inventory is low. The property offers a strategic mix of immediate cash flow and significant value-add potential; two units are currently occupied by reliable, long-term tenants who would like to remain after the sale, providing steady income from day one. The remaining two units are currently utilized as storage and require a complete remodel, offering a "blank canvas" f

Key facts

• Immediate cash flow
• Fourplex
• Value-add potential

Tags

• INVESTMENT OPPORTUNITY
• FOURPLEX
• PRIME US HIGHWAY FRONTAGE
• HIGH VISIBILITY
• IMMEDIATE CASH FLOW
• VALUE-ADD POTENTIAL

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $136k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $358/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $136k).

Location & tenants

• Location reads 66/100 on livability (#107 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: schools C-, health & safety C-, amenities F.
• Butte County Joint District (rural): math 45% / reading 57% proficiency, ranked #28 of 92 in ID (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 33 active listings in the ZIP; 9 units permitted in Butte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $940 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Butte County population projected at -50% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $136,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.21% ✓
• Cap rate: 18.91%
• Cash-on-cash: 45.07%
• DSCR: 3.01
• GRM: 3.8

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: 42.2%
• Equity multiple: 2.81×
• Total profit: $69,093
• Equity at exit: $20,278

10-year hold

• IRR: 48.3%
• Equity multiple: 5.66×
• Total profit: $177,637
• Equity at exit: $11,759

Cash invested: $38,080 (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 83213

• Home prices YoY: -14.3%
• Active inventory: 33
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$713
• Tax est. 1.5%: −$170 /mo · $2,040/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $1,430

Break-even live

Break-even rent $1,190

Max offer price $136,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,524	-5% $1,477	+0% $1,430	+5% $1,383	+10% $1,336
Rent	-10% $1,193	-5% $1,312	+0% $1,430	+5% $1,549	+10% $1,667
Rate	-1.0pp $1,499	-0.5pp $1,465	base $1,430	+0.5pp $1,395	+1.0pp $1,359

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,000
Total (4 units)			$3,000

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-17
   status Pending
2. 2026-04-15
   listed $136,000 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: $36,000
• − Mortgage interest: −$7,618
• − Property taxes: −$2,040
• − Insurance: −$680
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$3,956
• Taxable income: $15,946
• Est. tax owed @ 24.0%: −$3,827
• After-tax cash flow: $13,335/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 · 1 photo

Fair 45/100 Moderate rehab

This multi-family property requires significant exterior and interior renovations to improve its condition and increase its value. Immediate repairs and maintenance are needed to address major issues such as exterior paint, roof, windows, HVAC systems, and interior walls. Landscaping improvements will also enhance the property's curb appeal.

Repairs flagged

• Major Exterior paint — The exterior appears weathered and faded.
• Major Roof — No visible roof condition, but given the age of the property, it likely needs replacement.
• Major Windows — No visible window condition, but given the age of the property, they likely need replacement.
• Major HVAC/mechanical systems — No visible HVAC/mechanical systems, but given the age of the property, they likely need replacement.
• Major Interior walls/paint — No visible interior wall/paint condition, but given the age of the property, they likely need repainting.
• Major Flooring — No visible flooring condition, but given the age of the property, they likely need replacement or refinishing.
• Major Landscaping — No visible landscaping condition, but given the age of the property, it likely needs landscaping improvements to enhance curb appeal.

Value-add opportunities

• Both Paint exterior — Fresh paint can improve the home's curb appeal and increase its value.
• Both Replace roof — A new roof will significantly increase the home's value and reduce ongoing maintenance costs.
• Both Replace windows — New windows will improve energy efficiency and increase the home's value.
• Both Replace HVAC/mechanical systems — Upgrading HVAC systems will improve comfort and energy efficiency, increasing the home's value.
• Both Repaint interior walls — Fresh paint can improve the home's interior appearance and increase its value.
• Both Replace flooring — New flooring will improve the home's interior appearance and increase its value.
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · The exterior appears weathered and faded.	Major	$15,000–50,000
Roof · No visible roof condition, but given the age of the property, it likely needs replacement.	Major	$15,000–50,000
Windows · No visible window condition, but given the age of the property, they likely need replacement.	Major	$15,000–50,000
HVAC/mechanical systems · No visible HVAC/mechanical systems, but given the age of the property, they likely need replacement.	Major	$15,000–50,000
Interior walls/paint · No visible interior wall/paint condition, but given the age of the property, they likely need repainting.	Major	$15,000–50,000
Flooring · No visible flooring condition, but given the age of the property, they likely need replacement or refinishing.	Major	$15,000–50,000
Landscaping · No visible landscaping condition, but given the age of the property, it likely needs landscaping improvements to enhance curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Paint exterior — Fresh paint can improve the home's curb appeal and increase its value. ↑
• Both Replace roof — A new roof will significantly increase the home's value and reduce ongoing maintenance costs. ↑
• Both Replace windows — New windows will improve energy efficiency and increase the home's value. ↑
• Both Replace HVAC/mechanical systems — Upgrading HVAC systems will improve comfort and energy efficiency, increasing the home's value. ↑
• Both Repaint interior walls — Fresh paint can improve the home's interior appearance and increase its value. ↑
• Both Replace flooring — New flooring will improve the home's interior appearance and increase its value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and increase its value. ↑

ⓘ 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: Butte County Joint District
• NCES district ID: 1600490
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 57% ▲ 7.00%
• Median HH income: $40,349
• Composite: 42.65/100
• National rank: #3178
• State rank: #28 of 92 in ID

Livability — Arco

• Score: 66/100
• State rank: #107
• US rank: #11734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arco, ID
• Population (ZIP): 1,328

Population outlook (Butte County) Hauer SSP2

• Today (2025): 1,888 people
• By 2030: 1,626 · -13.9%
• By 2040: 1,211 · -35.9%
• By 2050: 945 · -49.9%
• By 2075: 724 · -61.7%
• By 2100: 807 · -57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 13%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 4% Slovak 2% Danish 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Butte

• 2024 margin: Solid R (+72.5) · D 12.4% · R 84.9% · Other 2.7%
• 2008→2024 swing: -20.1pp toward R · 2008: -52.3pp · 2024: -72.5pp
• All cycles: 2024: R+72.5 2020: R+71.7 2016: R+61.3 2012: R+57.8 2008: R+52.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.08%
• Current HPI: 210.11
• 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

2 events — show timeline

• 2026-04-17 Pending — SRMLS
• 2026-04-15 Listed $136,000 SRMLS