560 W Grand Ave

Arco, ID 83213

$136,000B-

8 bd · 4.0 ba · 2,068 sqft · Built 1970 · MultiFamily · Pending · 1 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,000/mo
• Mortgage (P&I): −$713
• Tax + insurance: −$227
• HOA: −$0
• Vac / Maint / Mgmt: −$630
• Net cashflow: $1,430/mo
• Annual: $17,162/yr
• Cap rate: 18.91%
• Cash-on-cash: 45.07%
• DSCR: 3.01
• 1% rule: 2.21%
• Cash to close: $38,080

Investor read

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $136k. Condition is rated fair.
• 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).
• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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).
• 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.

Questions for listing agent

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

Repairs flagged (vision-AI assessment)

• 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.