537 Monroe · Twin Falls, ID 83301

$199,900

5 bd · 2.0 ba · 1,780 sqft · SingleFamily public records · 4 Days on market

Built 1962 8,799 sqft lot Est $338k · 41% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in an established Twin Falls neighborhood, this property offers the charm of mature tree-lined streets combined with convenient access to everyday amenities. Residents enjoy being just minutes from downtown Twin Falls, local shopping, dining, schools, parks, and medical facilities. The area is known for its sense of community, walkable streets, and proximity to some of the region's most popular attractions, including the Snake River Canyon, Perrine Bridge, and extensive outdoor recreation opportunities. Whether you're commuting across town, exploring nearby trails, or enjoying the vibrant local dining scene, this central location provides easy access to everything Twin Falls has to

Key facts

• Dining
• Schools
• Local shopping

Tags

• MATURE TREE-LINED STREETS
• CONVENIENT ACCESS TO AMENITIES
• MINUTES FROM DOWNTOWN
• LOCAL SHOPPING
• DINING
• SCHOOLS

Property features AI

Exterior

• Parking: Covered parking for 2 vehicles; Two total parking spaces; Attached garage for 2 cars
• Home design: Single Family Residence; Built in 1962; Frame construction
• Construction: Frame construction; Built in 1962
• Exterior features: Standard lot (6,000–9,999 sq ft)

Interior

• Bedrooms: Five bedrooms, all on the main level
• Bathrooms: Two bathrooms
• Heating & cooling: No central heating indicated; No central cooling indicated
• Interior features: Main-level layout for principal living spaces

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 9.0% vs local median 2.4% in Twin Falls — 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 74/100 on livability (#33 in ID, #4,779 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute F.
• Twin Falls District (town): math 34% / reading 49% proficiency, ranked #62 of 92 in ID (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harrison Elementary School (math 32% / reading 37%, grade F, #272 of 357 statewide, top 80%, 389 students, 65% FRL); Canyon Ridge High School (math 26% / reading 59%, grade F, #71 of 169 statewide, top 42%, 1,409 students, 18% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 625 active listings in the ZIP; 636 units permitted in Twin Falls County in 2024 (12 in 5+ unit buildings).
• This rent runs 41% of the median local income ($63k/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 $6k of value loss. Plan a longer hold.
• Twin Falls County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $199,900

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: 1.07% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $338,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Meadows Ln	0.28mi	4/2.0 (-1)	1,786 (+0%)	4mo	$319,500	$179	78
591 Monroe St	0.06mi	4/2.0 (-1)	1,920 (+8%)	8mo	$335,000	$174	72
356 Monroe Cir	0.33mi	4/2.0 (-1)	1,800 (+1%)	8mo	$399,500	$222	72
311 Falls Avenue West	0.66mi	4/2.0 (-1)	1,784 (+0%)	2mo	$359,000	$201	62
344 Fillmore St	0.59mi	4/2.0 (-1)	1,716 (-4%)	1mo	$365,000	$213	61
219 Monroe	0.40mi	4/1.0 (-1)	1,856 (+4%)	7mo	$265,000	$143	60
285 Carney St	0.74mi	5/1.0	1,792 (+1%)	6mo	$319,000	$178	55
690 Grant Ave	0.52mi	4/2.0 (-1)	1,968 (+11%)	8mo	$369,000	$188	46
168 W Heyburn Ave	0.43mi	5/1.0	1,526 (-14%)	10mo	$319,900	$210	44
894 Briarwood Dr	0.75mi	5/2.0	2,026 (+14%)	4mo	$354,900	$175	38
344 7th Ave N	0.72mi	4/2.0 (-1)	2,000 (+12%)	7mo	$379,500	$190	35
884 Sparks St	0.70mi	4/2.0 (-1)	1,519 (-15%)	9mo	$300,000	$197	30

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 · 2.91% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,410
• Equity at exit: $29,806

10-year hold

• IRR: 8.0%
• Equity multiple: 1.60×
• Total profit: $33,636
• Equity at exit: $17,284

Cash invested: $55,972 (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 83301

• Rents YoY: 2.9%
• Active inventory: 625
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,137 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $459

Break-even live

Break-even rent $1,556

Max offer price $199,900

Occupancy floor 74%

Sensitivity live

Price	-10% $572	-5% $516	+0% $459	+5% $402	+10% $346
Rent	-10% $290	-5% $375	+0% $459	+5% $543	+10% $628
Rate	-1.0pp $560	-0.5pp $510	base $459	+0.5pp $407	+1.0pp $355

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   status $199,900 Pending 4 DOM
2. 2026-06-08
   days on market $199,900 Active 4 DOM
3. 2026-06-07
   days on market $199,900 Active 3 DOM
4. 2026-06-05
   remarks 699-char remark
5. 2026-06-05
   listed $199,900 Active 1 DOM

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$210/yr (+$18/mo · 18.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,641
• − Mortgage interest: −$11,198
• − Property taxes: −$1,169
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$5,815
• Taxable income: $2,357
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $4,943/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: Twin Falls District
• NCES district ID: 1603240
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $44,465
• Composite: 35.15/100
• National rank: #5006
• State rank: #62 of 92 in ID

Livability — Twin Falls

• Score: 74/100
• State rank: #33
• US rank: #4779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Twin Falls, ID
• County: Twin Falls County · 63,592 people
• City population: 63,592
• Metro: Twin Falls, ID
• Population (ZIP): 63,592
• Household income: $62,647
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1784.0

Population outlook (Twin Falls County) Hauer SSP2

• Today (2025): 92,642 people
• By 2030: 97,900 · +5.7%
• By 2040: 108,553 · +17.2%
• By 2050: 119,443 · +28.9%
• By 2075: 146,906 · +58.6%
• By 2100: 168,212 · +81.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada, India
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Twin Falls

• 2024 margin: Solid R (+48.8) · D 24.2% · R 73.1% · Other 2.7%
• 2008→2024 swing: -12.1pp toward R · 2008: -36.7pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+45.0 2016: R+44.6 2012: R+43.5 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -247.58%
• Current HPI: 271.0297
• Rent YoY: ▲ 2.91%
• Metro: Twin Falls, 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

1 event — show timeline

• 2026-06-04 Listed $199,900 IMLS

Property tax history

+0.6%/yr

Latest (2025): $1,169 · +3.0% YoY. Source: county tax records.