195 Washington St N · Twin Falls, ID 83301

$500,000

12 bd · 7.5 ba · 2,970 sqft · MultiFamily · 273 Days on market

Built 1940 10,018 sqft lot ↓ 12% since listing

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Triplex Investment Opportunity Near the College of Southern Idaho! Recent upgrades include a NEW Roof, Furnace, A/C, and ALL Bathrooms Remodeled in the main home. PLUS!! The middle unit had a Full Remodel. Located in Central Twin Falls, ZONED COMMERCIAL, and grandfathered in for Residential. This property is well-positioned for consistent tenant demand and long-term growth. This versatile triplex offers strong income potential with three separate dwellings on one generous lot. The main unit has 4 bedrooms and 2.5 bathrooms and could easily be configured as a student hostel to maximize shared room rents, and is just a 4-minute drive to CSI. Two detached rental units provide steady cash flow

Key facts

• Private layouts
• New furnace
• Recent upgrades

Tags

• TRIPLEX INVESTMENT OPPORTUNITY
• STRONG INCOME POTENTIAL
• PRIVATE LAYOUTS
• RECENT UPGRADES
• NEW FURNACE
• NEW AC

Property features AI

Finance

• Other: Property subtype: Triplex
• Financial info: Zoned C-1 (commercial); Current use: 2–4 residential units

Exterior

• Parking: 3 total parking spaces
• Utilities: City water service; Sewer connected; Cable connected; Separate electric meter for each unit
• Home design: Triplex; Built in 1940
• Construction: Frame construction with vinyl siding; Crawl space foundation
• Exterior features: Partial wood and wire fencing; Composition roof

Interior

• Kitchen: Stove/Range (all units); Refrigerator (all units); Garbage disposal
• Bedrooms: 7 total bedrooms across the property
• Flooring: Laminate flooring
• Bathrooms: 5 total bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Forced air; Natural gas heating; Fireplace heating; Central air conditioning; Wall/window air conditioning units
• Interior features: Fireplace(s); Washer/Dryer hookups in some units; Separate electric meter for each unit
• Laundry & utility: Washer/Dryer (all units); Washer/Dryer hookups (some units)

What this means for you Summary

Snapshot

• This is a 3 × 4.0-bed/2.5-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $338/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $500k).
• Recommended offer: $440k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.4% in Twin Falls — 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 74/100 on livability (#33 in ID, #4,779 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute F.
• Twin Falls District (town): math 34% / reading 49% proficiency, ranked #62 of 92 in ID (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: I B Perrine Elementary School (math 24% / reading 30%, grade F, #318 of 357 statewide, top 92%, 494 students, 52% FRL); Robert Stuart Middle School (math 32% / reading 49%, grade F, #69 of 109 statewide, top 65%, 765 students, 20% FRL); Canyon Ridge High School (math 26% / reading 59%, grade F, #71 of 169 statewide, top 42%, 1,409 students, 18% FRL).
• 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).
• At $5,659/mo this rent would consume 108% of the median local household income ($63k/yr) (locally 1784% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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

• It's been on market 273 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $65k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $440,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.91% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-16,788
• Equity at exit: $74,552

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $66,891
• Equity at exit: $43,231

Cash invested: $140,000 (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 83301

• Rents YoY: 2.9%
• Active inventory: 625
• Price-to-rent: 22.1×

Monthly cashflow live

• Estimated rent: $5,659 medium
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,188
• Net cashflow: $1,015

Break-even live

Break-even rent $4,374

Max offer price $500,000

Occupancy floor 77%

Sensitivity live

Price	-10% $1,361	-5% $1,188	+0% $1,015	+5% $842	+10% $670
Rent	-10% $568	-5% $792	+0% $1,015	+5% $1,239	+10% $1,462
Rate	-1.0pp $1,267	-0.5pp $1,142	base $1,015	+0.5pp $886	+1.0pp $754

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

Units	Beds	Baths	Est. rent
▸ 3× units	4.0	2.5	$5,658
Total (3 units)			$5,659

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   days on market $500,000 Active 273 DOM
2. 2026-05-30
   days on market $500,000 Active 272 DOM
3. 2026-01-23
   status Active
4. 2025-12-29
   status Pending
5. 2025-10-03
   price $500,000
6. 2025-08-05
   listed $565,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,908
• − Mortgage interest: −$28,008
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$5,433
• − Management: −$5,433
• − Depreciation: −$14,545
• Taxable income: $4,489
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $11,105/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: Twin Falls District
• NCES district ID: 1603240
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $44,465
• Composite: 35.15/100
• National rank: #5006
• State rank: #62 of 92 in ID

Livability — Twin Falls

• Score: 74/100
• State rank: #33
• US rank: #4779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Twin Falls, ID
• County: Twin Falls County · 63,592 people
• City population: 63,592
• 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

-11.5% since first listed

4 events — show timeline

• 2026-01-23 Relisted — IMLS
• 2025-12-29 Pending — IMLS
• 2025-10-03 Price Changed $500,000 IMLS
• 2025-08-05 Listed $565,000 IMLS