550 NW Birch Ave · Mountain Home, ID 83647

$175,000

3 bd · 2.0 ba · 1,427 sqft · SingleFamily public records · 22 Days on market

Built 1962 8,276 sqft lot Est $337k · 48% under ↓ 24% since listing

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Why this score? — see what drove the B 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated home on large full fenced lot. Upgrades: Vinyl windows, newer furnace, newer roof, newer floor coverings, newer paint inside & out, and updated bathrooms. Do you need space for RV, toys, shop? The large lot is very open and ready to make your own. Conveniently located and ready for you.

Key facts

• Vinyl windows
• Rv parking
• Efficient furnace

Tags

• FUNCTIONAL LAYOUT
• UPDATED FLOORING
• VINYL WINDOWS
• EFFICIENT FURNACE
• FULLY FENCED YARD
• RV PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Mountain Home Sr High School (math 21% / reading 44%, grade F, #117 of 169 statewide, top 70%, 960 students, 33% FRL).
• 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 36% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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

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

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — 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. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $336,772
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1590 Peregrine Dr	0.16mi	3/2.0	1,455 (+2%)	2mo	$321,000	$221	88
1540 Peregrine Dr	0.15mi	4/2.0 (+1)	1,354 (-5%)	4mo	$349,900	$258	76
1940 NW Strahorn Dr	0.29mi	3/2.5	1,508 (+6%)	2mo	$339,900	$225	74
1970 NW Strahorn Dr	0.30mi	3/2.5	1,508 (+6%)	3mo	$349,900	$232	72
310 NW Foster Dr	0.54mi	3/2.0	1,452 (+2%)	4mo	$342,000	$236	69
1889 Enterprise St	0.25mi	2/2.0 (-1)	1,232 (-14%)	1mo	$294,900	$239	59
1858 Enterprise St	0.24mi	2/2.0 (-1)	1,232 (-14%)	2mo	$294,900	$239	59
1849 NW Enterprise Way	0.23mi	2/2.0 (-1)	1,232 (-14%)	4mo	$294,900	$239	59
1908 NW Enterprise St	0.27mi	2/2.0 (-1)	1,232 (-14%)	3mo	$294,900	$239	57
410 Chestnut St	0.68mi	3/2.0	1,293 (-9%)	1mo	$255,000	$197	52
420 Oak Ct	0.66mi	3/2.0	1,276 (-11%)	4mo	$299,990	$235	48
406 W 4th N	0.69mi	4/3.0 (+1)	1,596 (+12%)	1mo	$345,000	$216	38

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 · 6.23% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.19×
• Total profit: $9,093
• Equity at exit: $26,093

10-year hold

• IRR: 16.6%
• Equity multiple: 2.55×
• Total profit: $75,957
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,927 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $488

Break-even live

Break-even rent $1,310

Max offer price $175,000

Occupancy floor 70%

Sensitivity live

Price	-10% $587	-5% $537	+0% $488	+5% $438	+10% $389
Rent	-10% $335	-5% $412	+0% $488	+5% $564	+10% $640
Rate	-1.0pp $576	-0.5pp $532	base $488	+0.5pp $442	+1.0pp $396

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-03-05
   status Pending
2. 2026-02-11
   listed $175,000 Active
3. 2024-02-29
   soldstatus Sold 303-char remark

   Show marketing remark (303 chars)

   Renovated home on large full fenced lot. Upgrades: Vinyl windows, newer furnace, newer roof, newer floor coverings, newer paint inside & out, and updated bathrooms. Do you need space for RV, toys, shop? The large lot is very open and ready to make your own. Conveniently located and ready for you.

4. 2024-02-29
   soldstatus

   Show marketing remark (303 chars)

   Renovated home on large full fenced lot. Upgrades: Vinyl windows, newer furnace, newer roof, newer floor coverings, newer paint inside & out, and updated bathrooms. Do you need space for RV, toys, shop? The large lot is very open and ready to make your own. Conveniently located and ready for you.

5. 2024-02-29
   soldstatus

   Show marketing remark (303 chars)

   Renovated home on large full fenced lot. Upgrades: Vinyl windows, newer furnace, newer roof, newer floor coverings, newer paint inside & out, and updated bathrooms. Do you need space for RV, toys, shop? The large lot is very open and ready to make your own. Conveniently located and ready for you.

6. 2024-01-25
   status Pending 303-char remark

   Show marketing remark (303 chars)

   Renovated home on large full fenced lot. Upgrades: Vinyl windows, newer furnace, newer roof, newer floor coverings, newer paint inside & out, and updated bathrooms. Do you need space for RV, toys, shop? The large lot is very open and ready to make your own. Conveniently located and ready for you.

7. 2024-01-22
   price $288,000 303-char remark

   Show marketing remark (303 chars)

   Renovated home on large full fenced lot. Upgrades: Vinyl windows, newer furnace, newer roof, newer floor coverings, newer paint inside & out, and updated bathrooms. Do you need space for RV, toys, shop? The large lot is very open and ready to make your own. Conveniently located and ready for you.

8. 2023-11-10
   price $290,000 303-char remark

   Show marketing remark (303 chars)

   Renovated home on large full fenced lot. Upgrades: Vinyl windows, newer furnace, newer roof, newer floor coverings, newer paint inside & out, and updated bathrooms. Do you need space for RV, toys, shop? The large lot is very open and ready to make your own. Conveniently located and ready for you.

9. 2023-10-14
   price $295,000 303-char remark

   Show marketing remark (303 chars)

   Renovated home on large full fenced lot. Upgrades: Vinyl windows, newer furnace, newer roof, newer floor coverings, newer paint inside & out, and updated bathrooms. Do you need space for RV, toys, shop? The large lot is very open and ready to make your own. Conveniently located and ready for you.

10. 2023-10-04
    listed $305,000 Active 303-char remark

    Show marketing remark (303 chars)

    Renovated home on large full fenced lot. Upgrades: Vinyl windows, newer furnace, newer roof, newer floor coverings, newer paint inside & out, and updated bathrooms. Do you need space for RV, toys, shop? The large lot is very open and ready to make your own. Conveniently located and ready for you.

11. 2021-03-19
    soldstatus
12. 2021-02-09
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Spacious home on large fully fenced lot. Vinyl windows, brand new furnace, all new floors, newer roof, new paint inside and out, updated bathrooms. Home sits on a large private lot with plenty of space in between neighbors. Plenty of room for RV's, toys, and pets.

13. 2021-02-04
    status Active 264-char remark

    Show marketing remark (264 chars)

    Spacious home on large fully fenced lot. Vinyl windows, brand new furnace, all new floors, newer roof, new paint inside and out, updated bathrooms. Home sits on a large private lot with plenty of space in between neighbors. Plenty of room for RV's, toys, and pets.

14. 2021-01-28
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Spacious home on large fully fenced lot. Vinyl windows, brand new furnace, all new floors, newer roof, new paint inside and out, updated bathrooms. Home sits on a large private lot with plenty of space in between neighbors. Plenty of room for RV's, toys, and pets.

15. 2021-01-22
    listed $229,000 Active 264-char remark

    Show marketing remark (264 chars)

    Spacious home on large fully fenced lot. Vinyl windows, brand new furnace, all new floors, newer roof, new paint inside and out, updated bathrooms. Home sits on a large private lot with plenty of space in between neighbors. Plenty of room for RV's, toys, and pets.

ⓘ 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: $532 · $44/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: +$675/yr (+$56/mo · 126.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 12% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°F today · 14 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: $23,130
• − Mortgage interest: −$9,803
• − Property taxes: −$532
• − Insurance: −$875
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$5,091
• Taxable income: $3,128
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $5,102/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

• 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

-23.6% since first listed

15 events — show timeline

• 2026-03-05 Pending — IMLS
• 2026-02-11 Listed $175,000 IMLS
• 2024-02-29 Sold (Public Records) — Public Records
• 2024-02-29 Sold (Public Records) — Public Records
• 2024-02-29 Sold (MLS) — IMLS
• 2024-01-25 Pending — IMLS
• 2024-01-22 Price Changed $288,000 IMLS
• 2023-11-10 Price Changed $290,000 IMLS
• 2023-10-14 Price Changed $295,000 IMLS
• 2023-10-04 Listed $305,000 IMLS
• 2021-03-19 Sold (Public Records) — Public Records
• 2021-02-09 Pending — IMLS
• 2021-02-04 Relisted — IMLS
• 2021-01-28 Pending — IMLS
• 2021-01-22 Listed $229,000 IMLS

Property tax history

-4.0%/yr

Latest (2025): $532 · -0.3% YoY. Source: county tax records.