614 Florence Ave · Craigmont, ID 83523

$89,900

1 bd · 1.0 ba · 674 sqft · SingleFamily public records · 6 Days on market

Built 1926 6,969 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 +19.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTOR SPECIAL in Craigmont, Idaho! Opportunity is knocking with this 1-bedroom, 1-bathroom fixer-upper priced to sell. Whether you're looking for your next investment property, rental opportunity, or a project to make your own, this home offers plenty of potential at an affordable price. Enjoy the expansive deck overlooking the fenced backyard that is perfect for relaxing, entertaining, or creating your own outdoor retreat. The property also includes a storage shed for tools, equipment, or extra storage needs. With a little vision and some elbow grease, this property could be transformed into a great investment or cozy home. Don't miss this amazing opportunity to build equity and unlock

Key facts

• Storage shed
• Fenced backyard
• Expansive deck

Tags

• EXPANSIVE DECK
• FENCED BACKYARD
• STORAGE SHED

Property features AI

Finance

• Other: Homeowner tax exemption (per tax records)

Exterior

• Utilities: Community water service; Sewer connected
• Home design: Single-family residence; Built in 1926
• Construction: Frame construction with vinyl siding; Composition roof; Original foundation details not provided
• Exterior features: Metal and wire fencing; Storage shed; Public road frontage; Standard lot (6000–9999 SF)

Interior

• Bedrooms: 1 bedroom (main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Propane heating; No central cooling
• Interior features: Rec/bonus room
• Laundry & utility: Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $81k (10.4% below list).
• Recommended offer: $81k (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#92 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, health & safety C-, schools D.
• Highland Joint District (rural): math 25% / reading 45% proficiency, ranked #112 of 133 in ID (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 27 units permitted in Lewis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.4% local appreciation)).
• Lewis County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,572 (10.4% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.77×
• Total profit: $19,486
• Equity at exit: $42,304

10-year hold

• IRR: 14.9%
• Equity multiple: 3.28×
• Total profit: $57,446
• Equity at exit: $66,698

Cash invested: $25,172 (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 83523

• Home prices YoY: 1.5%
• Active inventory: 16
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $806 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$19 /mo · $225/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $109

Break-even live

Break-even rent $668

Max offer price $89,900

Occupancy floor 81%

Sensitivity live

Price	-10% $160	-5% $134	+0% $109	+5% $83	+10% $58
Rent	-10% $45	-5% $77	+0% $109	+5% $141	+10% $173
Rate	-1.0pp $154	-0.5pp $132	base $109	+0.5pp $86	+1.0pp $62

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $89,900 Active 6 DOM
2. 2026-06-21
   days on market $89,900 Active 5 DOM
3. 2026-06-18
   days on market $89,900 Active 3 DOM
4. 2026-06-17
   days on market $89,900 Active 2 DOM
5. 2026-06-16
   remarks 699-char remark
6. 2026-06-16
   listed $89,900 Active 1 DOM

ⓘ 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: $225 · $19/mo
• Projected year-2 tax: $620 · $52/mo
• Expected delta: +$395/yr (+$33/mo · 175.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,669
• − Mortgage interest: −$5,036
• − Property taxes: −$225
• − Insurance: −$450
• − Repairs & maintenance: −$773
• − Management: −$773
• − Depreciation: −$2,615
• Taxable loss: −$204
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $1,355/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: Highland Joint District
• NCES district ID: 1601440
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $40,233
• Composite: 32.01/100
• National rank: #11013
• State rank: #112 of 133 in ID

Livability — Craigmont

• Score: 67/100
• State rank: #92
• US rank: #10409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Craigmont, ID
• Population (ZIP): 777

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 3,688 people
• By 2030: 3,626 · -1.7%
• By 2040: 3,543 · -3.9%
• By 2050: 3,536 · -4.1%
• By 2075: 3,838 · +4.1%
• By 2100: 4,119 · +11.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 5% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+65.0) · D 16.6% · R 81.5% · Other 1.9%
• 2008→2024 swing: -20.9pp toward R · 2008: -44.1pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.0 2016: R+58.6 2012: R+48.2 2008: R+44.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.37%
• Current HPI: 221.625
• 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

1 event — show timeline

• 2026-06-15 Listed $89,900 IMLS

Property tax history

+8.6%/yr

Latest (2025): $225 · +4.5% YoY. Source: county tax records.