1280 Elm St · Mountain Home, ID 83647

$225,000

3 bd · 2.0 ba · 1,870 sqft · Other public records · 5 Days on market

Built 1961 7,405 sqft 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This fixer upper offers endless potential with income-producing possibilities. The main level features 2 bedrooms, living room with wood burning stove, & an eat-in kitchen. The basement has been used as an apartment with a separate entrance, living area with large egress window, 1 bedroom & 3/4 bathroom & kitchen. There are 2 separate furnaces & shared laundry area. With solid bones & room to build equity, this property is perfect for investors, DIY enthusiasts or buyers looking to supplement their income while living in the property. This property is ready for your personal updates & finishing touches.

Key facts

• Separate entrance
• Solid bones
• Large egress window

Tags

• INCOME PRODUCING POSSIBILITIES
• WOOD BURNING STOVE
• SEPARATE ENTRANCE
• LARGE EGRESS WINDOW
• SHARED LAUNDRY AREA
• SOLID BONES

Property features AI

Finance

• Other: Current use listed as single family and 2–4 units (potential multifamily/duplex configuration)
• HOA & community: Subdivision: Boesiger Sub 1

Exterior

• Parking: One covered parking space; Carport; Finished driveway
• Utilities: City water service; Sewer connected; Natural gas heating
• Home design: Single family residence; Built in 1961
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Partial wood fencing; Composition roof; Public paved road frontage; Standard lot (approx. 6,000–9,999 SF)

Interior

• Kitchen: Gas water heater
• Bedrooms: Three bedrooms (two on the main level, one on the lower level)
• Flooring: Carpet; Vinyl
• Bathrooms: Two bathrooms
• Heating & cooling: Forced air heating (natural gas); Evaporative cooling
• Interior features: Two kitchens; Separate living quarters; Storage shed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $26 ($317/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 $196k (13.0% below list).
• Recommended offer: $196k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.0% in Mountain Home — 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 76/100 on livability (#26 in ID, #3,741 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Mountain Home District (town): math 28% / reading 44% proficiency, ranked #78 of 92 in ID (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Elementary School (math 22% / reading 32%, grade F, #318 of 357 statewide, top 92%, 326 students, 48% FRL); Hacker Middle School (math 24% / reading 40%, grade F, #90 of 109 statewide, top 84%, 552 students, 45% FRL); Mountain Home Sr High School (math 21% / reading 44%, grade F, #117 of 169 statewide, top 70%, 960 students, 33% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 355 active listings in the ZIP; 129 units permitted in Elmore County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Elmore County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $195,644 (13.0% below list)

Questions for the listing agent

1. Built in 1961 — 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. 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?
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: 0.87% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.23% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.55×
• Total profit: $-28,204
• Equity at exit: $33,548

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $6,425
• Equity at exit: $19,454

Cash invested: $63,000 (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 83647

• Home prices YoY: -31.4%
• Rents YoY: 6.2%
• Active inventory: 355
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,956 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$245 /mo · $2,946/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $26

Break-even live

Break-even rent $1,923

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $154	-5% $90	+0% $26	+5% $-37	+10% $-101
Rent	-10% $-128	-5% $-51	+0% $26	+5% $104	+10% $181
Rate	-1.0pp $140	-0.5pp $84	base $26	+0.5pp $-32	+1.0pp $-91

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-20
   status Pending
2. 2026-05-15
   listed $225,000 Active

ⓘ 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: $2,946 · $245/mo
• Projected year-2 tax: $2,946 · $245/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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,477
• − Mortgage interest: −$12,603
• − Property taxes: −$2,946
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$6,545
• Taxable loss: −$3,499
• Est. tax savings @ 24.0%: +$840
• After-tax cash flow: $1,157/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: Mountain Home District
• NCES district ID: 1602250
• Math proficiency: 28% ▼ -5.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $44,262
• Composite: 30.57/100
• National rank: #6203
• State rank: #78 of 92 in ID

Livability — Mountain Home

• Score: 76/100
• State rank: #26
• US rank: #3741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Home, ID
• County: Elmore County · 22,952 people
• City population: 22,952
• Metro: Mountain Home, ID
• Population (ZIP): 22,952
• Household income: $63,760
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 317.0

Population outlook (Elmore County) Hauer SSP2

• Today (2025): 22,644 people
• By 2030: 21,112 · -6.8%
• By 2040: 17,768 · -21.5%
• By 2050: 14,629 · -35.4%
• By 2075: 9,144 · -59.6%
• By 2100: 6,006 · -73.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 13% Asian 3% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 4% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 10% · Canada
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 2% Chinese 1%

Political lean MEDSL · Elmore

• 2024 margin: Solid R (+48.5) · D 24.5% · R 73.0% · Other 2.5%
• 2008→2024 swing: -12.1pp toward R · 2008: -36.4pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+45.5 2016: R+47.0 2012: R+33.9 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.42%
• Current HPI: 236.3087
• Rent YoY: ▲ 6.23%
• Metro: Mountain Home, 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

2 events — show timeline

• 2026-05-20 Pending — IMLS
• 2026-05-15 Listed $225,000 IMLS

Property tax history

+6.0%/yr

Latest (2025): $2,946 · -9.5% YoY. Source: county tax records.