234 W Main St · Parker, ID 83438

$299,000

8 bd · 4.0 ba · 2,491 sqft · MultiFamily · 9 Days on market

Built 1920 Fair condition 1.88 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 +12.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Schools +3.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

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

Listing remarks

Highest and Best offer by 5pm on June 10, 2026- Great opportunity near the Saint Anthony Sand Dunes!!! Duplex, AirBNB, This incredible listing in Parker Idaho is ready for you! From first time home buyers to investors this 1920 Bungalow that has been updated into a fully functional AIRBNB, and rental income revenue is already flowing!!! Just shy of 2 acres pasture, no covenants, water ditch irrigation, established trees, and a population of less than 250 people! Parker Idaho is waiting just for you! This incredible seasoned AIRBNB has a proven track record or it can be your owner occupy residence whichever you prefer! Only 16 minutes from Rexburg. .. Near the sand dunes of St. Anthony, and

Key facts

• Just shy of 2 acres
• Outbuildings
• Established trees

Tags

• FULLY FUNCTIONAL AIRBNB
• JUST SHY OF 2 ACRES
• WATER DITCH IRRIGATION
• ESTABLISHED TREES
• 16 MINUTES FROM REXBURG
• OUTBUILDINGS

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; Lot approximately 1.88 acres; Zoning not verified
• Construction: Frame construction with vinyl and wood siding; Slab foundation
• Exterior features: Metal roof

Interior

• Bathrooms: Four full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.0-bath units multifamily listed at $299k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-63 ($-755/yr) — negative. Per door: $-31/mo.
• To cash-flow at today's rent, offer at most $290k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (15.2% below list).
• Recommended offer: $254k (15.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#207 in ID) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A, cost of living A; Watch: amenities F, commute F, employment F.
• Fremont County Joint District (rural): math 37% / reading 44% proficiency, ranked #63 of 92 in ID (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Fremont Jr High (math 30% / reading 42%, grade F, #78 of 109 statewide, top 72%, 365 students, 49% FRL); South Fremont High School (math 27% / reading 67%, grade D-, #55 of 169 statewide, top 34%, 457 students, 40% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; 135 units permitted in Fremont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Fremont County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 28y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $253,600 (15.2% 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. 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.7%
• Equity multiple: 1.38×
• Total profit: $32,052
• Equity at exit: $134,443

10-year hold

• IRR: 9.5%
• Equity multiple: 2.43×
• Total profit: $119,815
• Equity at exit: $207,193

Cash invested: $83,720 (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 83438

• Active inventory: 2
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $2,536 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-63

Break-even live

Break-even rent $2,616

Max offer price $289,901

Occupancy floor 97%

Sensitivity live

Price	-10% $144	-5% $40	+0% $-63	+5% $-166	+10% $-270
Rent	-10% $-263	-5% $-163	+0% $-63	+5% $37	+10% $137
Rate	-1.0pp $88	-0.5pp $13	base $-63	+0.5pp $-140	+1.0pp $-219

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$2,536
Total (2 units)			$2,536

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-12
   statusdays on market $299,000 Pending 9 DOM
2. 2026-06-09
   days on market $299,000 Active 7 DOM
3. 2026-06-08
   days on market $299,000 Active 6 DOM
4. 2026-06-07
   days on market $299,000 Active 5 DOM
5. 2026-06-03
   remarks 699-char remark
6. 2026-06-03
   listed $299,000 Active 1 DOM

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,432
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − Depreciation: −$8,698
• Taxable loss: −$5,864
• Est. tax savings @ 24.0%: +$1,407
• After-tax cash flow: $653/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 · 12 photos

Fair 45/100 Moderate rehab

This property presents as a moderate renovation opportunity with fair condition. It has potential for significant value increase through kitchen and bathroom updates, landscaping, and exterior painting.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance
• Moderate Bathroom fixtures — Worn and dated appearance
• Major Landscaping — Sparse and in need of maintenance

Value-add opportunities

• Both Kitchen renovation — Updating the kitchen will improve both resale and rental value.
• Both Landscaping and curb appeal — Enhancing the landscaping will improve curb appeal and attract potential buyers/tenants.
• Both Bathroom updates — Updating the bathrooms will improve both resale and rental value.
• Rental HVAC maintenance — Maintaining the HVAC system will ensure a comfortable living environment and attract tenants.
• Both Exterior painting — Painting the exterior will improve curb appeal and increase the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Worn and dated appearance	Moderate	$3,000–15,000
Landscaping · Sparse and in need of maintenance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both Kitchen renovation — Updating the kitchen will improve both resale and rental value. ↑
• Both Landscaping and curb appeal — Enhancing the landscaping will improve curb appeal and attract potential buyers/tenants. ↑
• Both Bathroom updates — Updating the bathrooms will improve both resale and rental value. ↑
• Rental HVAC maintenance — Maintaining the HVAC system will ensure a comfortable living environment and attract tenants. ↑
• Both Exterior painting — Painting the exterior will improve curb appeal and increase the home's value. ↑

ⓘ 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: Fremont County Joint District
• NCES district ID: 1601110
• Math proficiency: 37% ▲ 1.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $45,591
• Composite: 34.47/100
• National rank: #5187
• State rank: #63 of 92 in ID

Livability — Parker

• Score: 54/100
• State rank: #207
• US rank: #23943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parker, ID
• City population: 349
• Population (ZIP): 349

Population outlook (Fremont County) Hauer SSP2

• Today (2025): 12,247 people
• By 2030: 11,817 · -3.5%
• By 2040: 10,832 · -11.6%
• By 2050: 9,725 · -20.6%
• By 2075: 6,685 · -45.4%
• By 2100: 3,942 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Fremont

• 2024 margin: Solid R (+69.0) · D 14.0% · R 83.0% · Other 3.0%
• 2008→2024 swing: -7.1pp toward R · 2008: -61.8pp · 2024: -69.0pp
• All cycles: 2024: R+69.0 2020: R+67.7 2016: R+60.2 2012: R+70.6 2008: R+61.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+353.0% since first listed

14 events — show timeline

• 2026-06-02 Listed $299,000 SRMLS
• 2023-10-31 Price Changed $424,900 SRMLS
• 2023-10-31 Price Changed $424,900 SRMLS
• 2023-10-27 Price Changed $449,900 SRMLS
• 2023-10-27 Price Changed $449,900 SRMLS
• 2023-10-15 Price Changed $479,900 SRMLS
• 2023-10-15 Price Changed $479,900 SRMLS
• 2023-09-29 Price Changed $489,900 SRMLS
• 2010-02-16 Sold (MLS) — SRMLS
• 2007-06-27 Listed $110,000 SRMLS
• 2002-05-07 Sold (MLS) — SRMLS
• 2001-11-26 Listed $58,900 SRMLS
• 1999-02-01 Sold (MLS) — SRMLS
• 1998-05-26 Listed $66,000 SRMLS