277 E Shoshone St · Rockland, ID 83271

$170,000

4 bd · 1.0 ba · 816 sqft · SingleFamily public records · 13 Days on market

Built 1970 1.04 ac lot

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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 +8.6/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

Opportunity property! 4 bedroom, 2 bath home on 1 acre with lots of potential! HUD Homes are Sold AS IS by electronic bid only. Property available 01-15-2026. Bids due by 01-18-2026 11:59 PM Central Time then daily until sold. FHA Case #121-289991. Uninsured. For property conditions, forms, disclosures & availability, please visit www. HUDHomestore. gov. Buyer to review all information & addendum. NO KEYS TO BUYER-BUYER MUST rekey after recording. Note: HUDHomestore. gov does not recognize below grade square footage. Per HudHomestore. gov and the FHA Appraisal: 4 Rooms / 2 Bedrooms / 1 Bath / 816 square feet ABOVE GRADE. Marketed by RAMP

Key facts

• 1.04 acre lot
• Built 1970
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (34.5% below list).
• Recommended offer: $111k (34.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#53 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety C-, amenities F, commute F.
• Rockland District (rural): math 65% / reading 65% proficiency, ranked #14 of 133 in ID (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 1 units permitted in Power County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.2% local appreciation)).
• Power County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,363 (34.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.66% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.83
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.67×
• Total profit: $31,689
• Equity at exit: $98,419

10-year hold

• IRR: 11.6%
• Equity multiple: 3.16×
• Total profit: $102,901
• Equity at exit: $171,606

Cash invested: $47,600 (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 83271

• Home prices YoY: 2.9%
• Active inventory: 4
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-147

Break-even live

Break-even rent $1,300

Max offer price $143,992

Occupancy floor —

Sensitivity live

Price	-10% $-51	-5% $-99	+0% $-147	+5% $-195	+10% $-243
Rent	-10% $-235	-5% $-191	+0% $-147	+5% $-103	+10% $-59
Rate	-1.0pp $-62	-0.5pp $-104	base $-147	+0.5pp $-191	+1.0pp $-236

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-02-05
   status Pending

   Show marketing remark (657 chars)

   Opportunity property! 4 bedroom, 2 bath home on 1 acre with lots of potential! HUD Homes are Sold AS IS by electronic bid only. Property available 01-15-2026. Bids due by 01-18-2026 11:59 PM Central Time then daily until sold. FHA Case #121-289991. Uninsured. For property conditions, forms, disclosures & availability, please visit www. HUDHomestore. gov. Buyer to review all information & addendum. NO KEYS TO BUYER-BUYER MUST rekey after recording. Note: HUDHomestore. gov does not recognize below grade square footage. Per HudHomestore. gov and the FHA Appraisal: 4 Rooms / 2 Bedrooms / 1 Bath / 816 square feet ABOVE GRADE. Marketed by RAMP

2. 2026-02-05
   status Pending 657-char remark

   Show marketing remark (657 chars)

   Opportunity property! 4 bedroom, 2 bath home on 1 acre with lots of potential! HUD Homes are Sold AS IS by electronic bid only. Property available 01-15-2026. Bids due by 01-18-2026 11:59 PM Central Time then daily until sold. FHA Case #121-289991. Uninsured. For property conditions, forms, disclosures & availability, please visit www. HUDHomestore. gov. Buyer to review all information & addendum. NO KEYS TO BUYER-BUYER MUST rekey after recording. Note: HUDHomestore. gov does not recognize below grade square footage. Per HudHomestore. gov and the FHA Appraisal: 4 Rooms / 2 Bedrooms / 1 Bath / 816 square feet ABOVE GRADE. Marketed by RAMP

3. 2026-01-16
   listed $170,000 Active 657-char remark

   Show marketing remark (657 chars)

   Opportunity property! 4 bedroom, 2 bath home on 1 acre with lots of potential! HUD Homes are Sold AS IS by electronic bid only. Property available 01-15-2026. Bids due by 01-18-2026 11:59 PM Central Time then daily until sold. FHA Case #121-289991. Uninsured. For property conditions, forms, disclosures & availability, please visit www. HUDHomestore. gov. Buyer to review all information & addendum. NO KEYS TO BUYER-BUYER MUST rekey after recording. Note: HUDHomestore. gov does not recognize below grade square footage. Per HudHomestore. gov and the FHA Appraisal: 4 Rooms / 2 Bedrooms / 1 Bath / 816 square feet ABOVE GRADE. Marketed by RAMP

4. 2026-01-15
   listed $170,000 Active
5. 1996-05-23
   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: $776 · $65/mo
• Projected year-2 tax: $1,173 · $98/mo
• Expected delta: +$397/yr (+$33/mo · 51.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,364
• − Mortgage interest: −$9,523
• − Property taxes: −$776
• − Insurance: −$850
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$4,945
• Taxable loss: −$4,869
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $-598/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: Rockland District
• NCES district ID: 1602820
• Math proficiency: 65% ▲ 15.00%
• Reading proficiency: 65% ▲ 10.00%
• Median HH income: $47,017
• Composite: 56.34/100
• National rank: #2482
• State rank: #14 of 133 in ID

Livability — Rockland

• Score: 71/100
• State rank: #53
• US rank: #6833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockland, ID
• Population (ZIP): 368

Population outlook (Power County) Hauer SSP2

• Today (2025): 7,086 people
• By 2030: 6,830 · -3.6%
• By 2040: 6,436 · -9.2%
• By 2050: 6,142 · -13.3%
• By 2075: 6,095 · -14.0%
• By 2100: 6,465 · -8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 9% Native American 1%
• Common ancestry: Slovak 8% Iranian 4% Portuguese 3%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Power

• 2024 margin: Solid R (+45.1) · D 26.0% · R 71.1% · Other 2.9%
• 2008→2024 swing: -19.5pp toward R · 2008: -25.6pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+40.5 2016: R+35.1 2012: R+30.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.20%
• Current HPI: 181.8494
• 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

+0.0% since first listed

5 events — show timeline

• 2026-02-05 Pending — PCTMLS
• 2026-02-05 Pending — SRMLS
• 2026-01-16 Listed $170,000 SRMLS
• 2026-01-15 Listed $170,000 PCTMLS
• 1996-05-23 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2025): $776 · +1.7% YoY. Source: county tax records.