514 E13 Sawyer St Unit E13

Cascade, ID 83611

$199,500C

1 bd · 1.0 ba · 655 sqft · Built 1997 · SingleFamily · Active · 128 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,057/mo
• Mortgage (P&I): −$1,046
• Tax + insurance: −$332
• HOA: −$55
• Vac / Maint / Mgmt: −$432
• Net cashflow: $191/mo
• Annual: $2,293/yr
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• 1% rule: 1.03%
• Cash to close: $55,860

Investor read

• This is a 1-bed/1.0-bath single-family listed at $200k. Condition is rated poor.
• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• It's been on market 128 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• 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.
• Location reads 66/100 on livability (#116 in ID) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: employment C-, amenities F, commute 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).
• Valley County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• Cap rate 7.4% vs local median 3.6% in Cascade — 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.

Questions for listing agent

• It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: Roof — The independent satellite image shows a large section of the roof is missing or damaged.
• Major: Floors and interior walls — The independent satellite image shows the house is underwater, indicating severe water damage to the interior.
• Major: HVAC and mechanical systems — The independent satellite image shows the house is underwater, indicating severe water damage to the interior and potential damage to HVAC and mechanical systems.
• Major: Landscaping and curb appeal — The listing photo shows the house surrounded by water, indicating severe flood damage and a lack of curb appeal due to the flooding. The independent satellite image shows the house is partially submerged in water, further emphasizing the extent of the damage.