525 12th Ave N · Buhl, ID 83301

$185,000

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 1 Days on market

Built 1912 6,490 sqft lot Est $305k · 39% under

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Character, potential, and a price point that invites your imagination. Welcome to this eclectic two-story fixer-upper in the heart of Buhl. With 1,368 sq ft, 3 bedrooms, and 1 bathroom, this home is ready for the buyer who sees beyond the surface and knows how to make something their own. The main floor offers convenient single-level living with one bedroom and the full bathroom, ideal for guests or main-floor primary living. Two additional bedrooms upstairs provide space and separation. Big-ticket items are already checked off: a newer roof and furnace (replaced just 2 years ago) mean you can focus your energy and budget on the fun stuff, finishes, fixtures, and making it yours. Outside, t

Key facts

• Newer furnace
• Newer roof
• Two storage sheds

Tags

• TWO STORAGE SHEDS
• ESTABLISHED FRUIT TREES
• SINGLE-LEVEL LIVING
• MAIN-FLOOR PRIMARY LIVING
• NEWER ROOF
• NEWER FURNACE

Property features AI

Finance

• HOA & community: Association fee due annually

Exterior

• Parking: Covered carport (1 space)
• Utilities: City water service; Sewer connected; Natural gas available (heating)
• Home design: Single-family residence; Built in 1912
• Construction: Frame construction with metal and wood siding; Composition roof; Storage shed on property
• Exterior features: Partial wood fencing; Garden; Manual sprinkler system; Storage shed; Composition roof

Interior

• Kitchen: Oven/Range (freestanding); Refrigerator; Breakfast bar
• Bedrooms: 3 bedrooms (primary on the main level; two additional bedrooms on the upper level)
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Wall/window air conditioning unit(s)
• Interior features: Main-level primary bedroom; Breakfast bar
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/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 $185k (0.2% below list).
• Recommended offer: $185k (0.2% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 2.1% in Buhl — 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 69/100 on livability (#66 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Buhl Joint District (rural): math 29% / reading 38% proficiency, ranked #80 of 92 in ID (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buhl High School (math 27% / reading 37%, grade F, #119 of 169 statewide, top 73%, 360 students, 32% FRL) — zoned schools average 32% FRL vs 56% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.9%/yr); 625 active listings in the ZIP; 636 units permitted in Twin Falls County in 2024 (12 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Twin Falls County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,609 (0.2% below list)

Questions for the listing agent

1. Built in 1912 — 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: 1.00% ✗
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $305,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
830 Broadway Ave N	0.33mi	3/1.0	1,332 (-3%)	1mo	$165,000	$124	80
701 14th Ave N	0.18mi	4/2.0 (+1)	1,400 (+2%)	2mo	$312,000	$223	77
426 9th Ave N	0.25mi	3/1.0	1,288 (-6%)	3mo	$235,000	$182	76
1808 Poplar St	0.39mi	3/2.0	1,361 (-0%)	2mo	$359,999	$265	75
830 N 9 Th	0.36mi	3/1.0	1,284 (-6%)	0mo	$286,900	$223	72
720 14th Ave N	0.20mi	2/1.0 (-1)	1,263 (-8%)	3mo	$264,000	$209	70
117 N 14th	0.39mi	3/2.0	1,440 (+5%)	3mo	$264,900	$184	66
913 9th Ave N	0.38mi	3/2.0	1,232 (-10%)	2mo	$229,000	$186	60
905 Holly St	0.40mi	3/2.0	1,200 (-12%)	2mo	$266,000	$222	55
601 Mistylin	0.58mi	3/2.0	1,472 (+8%)	2mo	$340,000	$231	55
20062 Hwy 30	0.71mi	3/2.0	1,296 (-5%)	4mo	$305,000	$235	51
107 Rainbow Cir	0.74mi	3/2.0	1,468 (+7%)	4mo	$335,000	$228	46

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 · 2.91% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-9,347
• Equity at exit: $27,584

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $17,782
• Equity at exit: $15,995

Cash invested: $51,800 (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 83301

• Rents YoY: 2.9%
• Active inventory: 625
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $328

Break-even live

Break-even rent $1,431

Max offer price $185,000

Occupancy floor 77%

Sensitivity live

Price	-10% $432	-5% $380	+0% $328	+5% $275	+10% $223
Rent	-10% $182	-5% $255	+0% $328	+5% $400	+10% $473
Rate	-1.0pp $421	-0.5pp $375	base $328	+0.5pp $280	+1.0pp $231

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $185,000 Pending 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: $1,004 · $84/mo
• Projected year-2 tax: $1,276 · $106/mo
• Expected delta: +$273/yr (+$23/mo · 27.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,153
• − Mortgage interest: −$10,363
• − Property taxes: −$1,004
• − Insurance: −$925
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$5,382
• Taxable income: $935
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $3,706/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: Buhl Joint District
• NCES district ID: 1600480
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $39,830
• Composite: 28.1/100
• National rank: #6826
• State rank: #80 of 92 in ID

Livability — Buhl

• Score: 69/100
• State rank: #66
• US rank: #8278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buhl, ID
• County: Twin Falls County · 63,592 people
• Metro: Twin Falls, ID
• Population (ZIP): 63,592
• Household income: $62,647
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1784.0

Population outlook (Twin Falls County) Hauer SSP2

• Today (2025): 92,642 people
• By 2030: 97,900 · +5.7%
• By 2040: 108,553 · +17.2%
• By 2050: 119,443 · +28.9%
• By 2075: 146,906 · +58.6%
• By 2100: 168,212 · +81.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada, India
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Twin Falls

• 2024 margin: Solid R (+48.8) · D 24.2% · R 73.1% · Other 2.7%
• 2008→2024 swing: -12.1pp toward R · 2008: -36.7pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+45.0 2016: R+44.6 2012: R+43.5 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -247.58%
• Current HPI: 271.0297
• Rent YoY: ▲ 2.91%
• Metro: Twin Falls, 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

+213.6% since first listed

14 events — show timeline

• 2026-06-06 Pending — IMLS
• 2026-06-05 Listed $185,000 IMLS
• 2022-09-26 Listing Removed — IMLS
• 2022-09-19 Price Changed $180,000 IMLS
• 2022-09-09 Listed $190,000 IMLS
• 2020-09-22 Listed $159,900 IMLS
• 2020-07-23 Listed $159,900 IMLS
• 2018-03-09 Sold (Public Records) — Public Records
• 2008-03-26 Sold (Public Records) — Public Records
• 2002-09-27 Sold (MLS) — IMLS
• 2002-03-25 Listed $12,500 IMLS
• 2002-03-19 Sold (MLS) — IMLS
• 2002-03-01 Sold (Public Records) — Public Records
• 2000-04-12 Listed $59,000 IMLS

Property tax history

+4.2%/yr

Latest (2025): $1,004 · +0.2% YoY. Source: county tax records.