10319 Hwy. 55 · Smiths Ferry, ID 83611

$210,000

1 bd · None ba · 832 sqft · Other public records · 251 Days on market

Built 1977 2.38 ac lot

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Why this score? — see what drove the C 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

EXCELLENT INVESTMENT along Highway 55 corridor to Valley County recreation! So many options, from camping to residential and investment property. Quick, easy access from Treasure Valley allows you to get started on your next mountain adventure without wasted time. Cute, log-studio dry-cabin with oversized shed and plenty of parking for toys gives you a starting spot. Open valley and mountain views encircle the property.

Key facts

• Oversized shed
• Open valley views
• Log-studio dry-cabin

Tags

• HIGHWAY 55 CORRIDOR
• VALLEY COUNTY RECREATION
• LOG-STUDIO DRY-CABIN
• OVERSIZED SHED
• OPEN VALLEY VIEWS
• MOUNTAIN VIEWS

Property features AI

Finance

• Other: Directions: Highway 55 to Rising Lane (don't turn directly off HWY 55, turn onto Rising Lane entrance)
• Financial info: Annual taxes reported: $867

Exterior

• Home design: Recreational land with home; Log construction; Built in 1977
• Construction: Log construction; Metal roof; Built in 1977
• Exterior features: Metal roof

Interior

• Bedrooms: 1 bedroom (main level)
• Heating & cooling: No heating; No cooling
• Interior features: No heating; No cooling

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $210k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#202 in ID) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing B; Watch: amenities F, commute F, cost of living F.
• Cascade District (rural): math 35% / reading 45% proficiency, ranked #94 of 133 in ID (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cascade Elementary School (math 54% / reading 44%, grade D, #148 of 357 statewide, top 47%, 119 students, 33% FRL); Cascade Jr/Sr High School (math 54% / reading 74%, grade B-, #10 of 169 statewide, top 7%, 87 students, 15% FRL).
• Zoned-school proficiency averages 57% at this address vs 40% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Cascade District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 406 active listings in the ZIP; 250 units permitted in Valley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Valley County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.9

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-3,430
• Equity at exit: $31,312

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $36,182
• Equity at exit: $18,157

Cash invested: $58,800 (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 83611

• Home prices YoY: -27.9%
• Active inventory: 406
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,206 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $482

Break-even live

Break-even rent $1,596

Max offer price $210,000

Occupancy floor 73%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   days on market $210,000 Active 251 DOM
2. 2026-06-08
   days on market $210,000 Active 250 DOM
3. 2026-06-07
   days on market $210,000 Active 249 DOM
4. 2026-06-04
   days on market $210,000 Active 245 DOM
5. 2026-06-02
   days on market $210,000 Active 244 DOM
6. 2026-06-01
   days on market $210,000 Active 243 DOM
7. 2026-05-31
   days on market $210,000 Active 242 DOM
8. 2026-05-31
   days on market $210,000 Active 241 DOM
9. 2025-10-01
   listed $210,000 Active
10. 2025-09-30
    listed $210,000 Active 423-char remark

    Show marketing remark (423 chars)

    EXCELLENT INVESTMENT along Highway 55 corridor to Valley County recreation! So many options, from camping to residential and investment property. Quick, easy access from Treasure Valley allows you to get started on your next mountain adventure without wasted time. Cute, log-studio dry-cabin with oversized shed and plenty of parking for toys gives you a starting spot. Open valley and mountain views encircle the property.

11. 2016-09-19
    soldstatus
12. 2015-06-10
    listed $49,900
13. 2015-06-08
    listed $49,900

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $1,449 · $121/mo
• Expected delta: +$582/yr (+$48/mo · 67.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,473
• − Mortgage interest: −$11,763
• − Property taxes: −$867
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$6,109
• Taxable income: $2,447
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $5,194/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: Cascade District
• NCES district ID: 1600630
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $49,227
• Composite: 36.83/100
• National rank: #9162
• State rank: #94 of 133 in ID

Livability — Smiths Ferry

• Score: 56/100
• State rank: #202
• US rank: #22743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,997

Population outlook (Valley County) Hauer SSP2

• Today (2025): 10,964 people
• By 2030: 11,279 · +2.9%
• By 2040: 11,584 · +5.7%
• By 2050: 11,754 · +7.2%
• By 2075: 12,246 · +11.7%
• By 2100: 11,948 · +9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 7% Dutch 6% Portuguese 5%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Valley

• 2024 margin: R (+18.6) · D 39.6% · R 58.2% · Other 2.2%
• 2008→2024 swing: -11.6pp toward R · 2008: -6.9pp · 2024: -18.6pp
• All cycles: 2024: R+18.6 2020: R+13.7 2016: R+18.6 2012: R+11.6 2008: R+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.61%
• Current HPI: 307.0117
• 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

+320.8% since first listed

5 events — show timeline

• 2025-10-01 Listed $210,000 IMLS
• 2025-09-30 Listed $210,000 MCAOR
• 2016-09-19 Sold (MLS) — MCAOR
• 2015-06-10 Listed $49,900 IMLS
• 2015-06-08 Listed $49,900 MCAOR

Property tax history

+4.0%/yr

Latest (2025): $867 · +10.5% YoY. Source: county tax records.