101 S Hillcrest Rd · Cascade, ID 83611

$275,000

4 bd · 1.0 ba · 1,380 sqft · Other public records · 57 Days on market

Built 1934 8,886 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• 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

Prime investment and redevelopment opportunity in the heart of Cascade, a mountain retreat market known for year-round recreation and strong second-home demand. Positioned on an elevated corner lot, this property captures expansive views from both the front and rear, creating a standout setting! The existing home has already undergone significant interior demo, offering a true blank slate for renovation or reconfiguration. Detached garage adds flexibility for storage, workspace, or future use. Plus a detached carport with enclosed shop area. Zoned R-3, the property presents multiple avenues for redevelopment, including potential for additional residential density (buyer to verify). Ideal fo

Key facts

• Expansive views
• Elevated corner lot
• Detached carport

Tags

• ELEVATED CORNER LOT
• EXPANSIVE VIEWS
• DETACHED GARAGE
• DETACHED CARPORT
• ENCLOSED SHOP AREA
• ZONED R-3

Property features AI

Exterior

• Parking: 2 covered parking spaces; Alley access; 2 total parking spaces; 2-car garage
• Utilities: City water service; Sewer connected
• Home design: Single family residence; Built in 1934
• Construction: Frame construction
• Exterior features: Metal roof; Corner lot; Standard lot (6000–9999 SF); Public road frontage; Currently used as 2–4 units

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 bathroom
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: Fireplaces (three or more)
• Laundry & utility: Utility room located down; Tank water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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-, amenities F, commute 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.
• Zoned schools: Cascade Elementary School (math 54% / reading 44%, grade D, #148 of 357 statewide, top 47%, 119 students, 33% FRL); Cascade Jr/Sr High School (math 54% / reading 74%, grade B-, #10 of 169 statewide, top 7%, 87 students, 15% FRL).
• Zoned-school proficiency averages 57% at this address vs 40% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Cascade District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 406 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 $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.72%
• DSCR: 1.92
• GRM: 5.9

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: 13.1%
• Equity multiple: 1.52×
• Total profit: $40,079
• Equity at exit: $41,003

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $143,764
• Equity at exit: $23,777

Cash invested: $77,000 (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: 406
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,877 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$176 /mo · $2,115/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$814
• Net cashflow: $1,330

Break-even live

Break-even rent $2,194

Max offer price $275,000

Occupancy floor 61%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $275,000 Active 57 DOM
2. 2026-06-17
   days on market $275,000 Active 56 DOM
3. 2026-06-16
   days on market $275,000 Active 55 DOM
4. 2026-06-15
   days on market $275,000 Active 54 DOM
5. 2026-06-13
   days on market $275,000 Active 52 DOM
6. 2026-06-12
   days on market $275,000 Active 51 DOM
7. 2026-06-09
   days on market $275,000 Active 48 DOM
8. 2026-06-08
   days on market $275,000 Active 47 DOM
9. 2026-06-07
   days on market $275,000 Active 46 DOM
10. 2026-06-04
    days on market $275,000 Active 42 DOM
11. 2026-06-02
    days on market $275,000 Active 41 DOM
12. 2026-06-01
    days on market $275,000 Active 40 DOM
13. 2026-05-31
    days on market $275,000 Active 39 DOM
14. 2026-05-31
    days on market $275,000 Active 38 DOM
15. 2026-04-22
    listed $275,000 Active
16. 2025-10-24
    soldstatus
17. 2012-08-01
    soldstatus

ⓘ 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: $2,115 · $176/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,520
• − Mortgage interest: −$15,404
• − Property taxes: −$2,115
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,722
• − Management: −$3,722
• − Depreciation: −$8,000
• Taxable income: $12,183
• Est. tax owed @ 24.0%: −$2,924
• After-tax cash flow: $13,032/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

3 events — show timeline

• 2026-04-22 Listed $275,000 IMLS
• 2025-10-24 Sold (Public Records) — Public Records
• 2012-08-01 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $2,115 · +900.2% YoY. Source: county tax records.