1600 W Yellowstone Ave #45 · Osburn, ID 83849

$89,000

2 bd · 2.0 ba · 918 sqft · SingleFamily · 110 Days on market

Built 1996 Good condition $97/sqft · 6% below area Est $95k · 6% under ↓ 9% since listing

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Why this score? — see what drove the D+ 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 +16.7/30.0
• ARV discount +10.2/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 2-bedroom, 2-bath home in well-maintained Leisure Acres featuring a spacious primary suite with soaking tub and separate shower, durable laminate vinyl plank flooring, and a new gas forced-air furnace (2025) for piece of mind. Includes carport and storage shed, plus low $425/month lot rent covering water and sewer. Conveniently located near Rails to Trails and Gene Day Park!

Key facts

• Soaking tub
• Carport
• Storage shed

Tags

• SPACIOUS PRIMARY SUITE
• SOAKING TUB
• SEPARATE SHOWER
• NEW GAS FORCED-AIR FURNACE
• CARPORT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $56 ($671/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 $85k (4.6% below list).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#141 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Wallace District (town): math 37% / reading 50% proficiency, ranked #57 of 92 in ID (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Silver Hills Elementary School (math 47% / reading 57%, grade C-, #130 of 357 statewide, top 38%, 298 students, 41% FRL); Wallace Jr/Sr High School (math 22% / reading 42%, grade F, #119 of 169 statewide, top 73%, 214 students, 39% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 22 active listings in the ZIP; 36 units permitted in Shoshone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Shoshone County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $94,701
• List price: $89,000
• Delta: -6.02%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 W Yellowstone Ave #19	0.06mi	2/2.0	938 (+2%)	12mo	$79,000	$84	84
1704 W Yellowstone Ave	0.21mi	2/2.0	938 (+2%)	4mo	$89,900	$96	83
1706 Polaris Ave #35	0.17mi	3/1.5 (+1)	840 (-8%)	18mo	$50,000	$60	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-10,849
• Equity at exit: $13,270

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-4,811
• Equity at exit: $7,695

Cash invested: $24,920 (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 83849

• Home prices YoY: -16.4%
• Active inventory: 22
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $849 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $56

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 88%

Sensitivity live

Price	-10% $117	-5% $87	+0% $56	+5% $25	+10% $-6
Rent	-10% $-11	-5% $22	+0% $56	+5% $89	+10% $123
Rate	-1.0pp $101	-0.5pp $79	base $56	+0.5pp $33	+1.0pp $9

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   statusdays on market $89,000 Pending 110 DOM
2. 2026-06-09
   days on market $89,000 Active 109 DOM
3. 2026-06-08
   days on market $89,000 Active 108 DOM
4. 2026-06-07
   days on market $89,000 Active 107 DOM
5. 2026-06-05
   days on market $89,000 Active 105 DOM
6. 2026-06-04
   days on market $89,000 Active 103 DOM
7. 2026-06-02
   days on market $89,000 Active 102 DOM
8. 2026-06-01
   days on market $89,000 Active 101 DOM
9. 2026-05-31
   days on market $89,000 Active 100 DOM
10. 2026-05-31
    days on market $89,000 Active 99 DOM
11. 2026-05-06
    price $89,000 382-char remark

    Show marketing remark (382 chars)

    Cozy 2-bedroom, 2-bath home in well-maintained Leisure Acres featuring a spacious primary suite with soaking tub and separate shower, durable laminate vinyl plank flooring, and a new gas forced-air furnace (2025) for piece of mind. Includes carport and storage shed, plus low $425/month lot rent covering water and sewer. Conveniently located near Rails to Trails and Gene Day Park!

12. 2026-02-20
    listed $98,000 Active 382-char remark

    Show marketing remark (382 chars)

    Cozy 2-bedroom, 2-bath home in well-maintained Leisure Acres featuring a spacious primary suite with soaking tub and separate shower, durable laminate vinyl plank flooring, and a new gas forced-air furnace (2025) for piece of mind. Includes carport and storage shed, plus low $425/month lot rent covering water and sewer. Conveniently located near Rails to Trails and Gene Day Park!

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

Taxation est. · year 1

• Rental income: $10,192
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$815
• − Management: −$815
• − Depreciation: −$2,589
• Taxable loss: −$793
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $861/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

A well-maintained 2-bedroom, 2-bath home with a new gas furnace, located in a convenient neighborhood with low lot rent.

Value-add opportunities

• Both paint exterior — enhances curb appeal
• Both update kitchen appliances — modernizes space
• Both install new windows — improves energy efficiency and view

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal ↑
• Both update kitchen appliances — modernizes space ↑
• Both install new windows — improves energy efficiency and view ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wallace District
• NCES district ID: 1603300
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $38,276
• Composite: 36.23/100
• National rank: #4718
• State rank: #57 of 92 in ID

Livability — Osburn

• Score: 64/100
• State rank: #141
• US rank: #13676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Osburn, ID
• Population (ZIP): 2,057

Population outlook (Shoshone County) Hauer SSP2

• Today (2025): 11,864 people
• By 2030: 11,416 · -3.8%
• By 2040: 10,462 · -11.8%
• By 2050: 9,693 · -18.3%
• By 2075: 8,438 · -28.9%
• By 2100: 7,028 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Slovak 4% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Shoshone

• 2024 margin: Solid R (+49.4) · D 24.0% · R 73.4% · Other 2.6%
• 2008→2024 swing: -41.8pp toward R · 2008: -7.6pp · 2024: -49.4pp
• All cycles: 2024: R+49.4 2020: R+41.7 2016: R+37.4 2012: R+8.2 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.12%
• Current HPI: 255.32
• 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

-9.2% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $89,000 CDAMLS
• 2026-02-20 Listed $98,000 CDAMLS