330 Gibbs Cir · Placerville, ID 83666

$109,000

1 bd · None ba · 848 sqft · Other public records · 111 Days on market

Built 1915 4,356 sqft lot $129/sqft · 46% below area Est $201k · 46% under ↓ 9% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity to have a cabin in the mountains near hunting, fishing and the great outdoors. Just outside the town of Placerville, close enough to ride your side by side into town. Less than a couple hours from the Treasure Valley. There is so much potential with this cute cabin in the wooded forest. It just needs some fixing up to make it your own. There is a covered front porch and a balcony off the upstairs. The main floor has a kitchen/dining area and a family room with a wood stove. The upstairs is the sleeping area with beds. Furniture included. There is no plumbing or electricity currently, it is a dry cabin. No HOA or CCR's. Roads are maintained year around.

Key facts

• Covered front porch
• Kitchen dining area
• 4,356 sq ft lot

Tags

• COVERED FRONT PORCH
• BALCONY OFF THE UPSTAIRS
• KITCHEN DINING AREA
• FAMILY ROOM WITH WOOD STOVE
• ROADS MAINTAINED YEAR AROUND

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $109k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (6.4% below list).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#31 in ID, #4,340 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Basin School District (rural): math 50% / reading 55% proficiency, ranked #37 of 133 in ID (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 82 units permitted in Boise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($754 loan paydown + $3k appreciation (3.0% local appreciation)).
• Boise County population projected at -12% 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 0.94% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (median comp): $200,884
• List price: $109,000
• Delta: -45.74%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.9%
• Equity multiple: 1.74×
• Total profit: $22,455
• Equity at exit: $49,011

10-year hold

• IRR: 14.8%
• Equity multiple: 3.19×
• Total profit: $66,769
• Equity at exit: $75,532

Cash invested: $30,520 (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 83666

• Active inventory: 7
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $147

Break-even live

Break-even rent $834

Max offer price $109,000

Occupancy floor 81%

Sensitivity live

Price	-10% $209	-5% $178	+0% $147	+5% $116	+10% $85
Rent	-10% $67	-5% $107	+0% $147	+5% $187	+10% $228
Rate	-1.0pp $202	-0.5pp $175	base $147	+0.5pp $119	+1.0pp $90

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $109,000 Active 111 DOM
2. 2026-06-17
   days on market $109,000 Active 110 DOM
3. 2026-06-16
   days on market $109,000 Active 109 DOM
4. 2026-06-15
   days on market $109,000 Active 108 DOM
5. 2026-06-13
   days on market $109,000 Active 106 DOM
6. 2026-06-10
   days on market $109,000 Active 103 DOM
7. 2026-06-09
   days on market $109,000 Active 102 DOM
8. 2026-06-08
   days on market $109,000 Active 101 DOM
9. 2026-06-07
   days on market $109,000 Active 100 DOM
10. 2026-06-05
    days on market $109,000 Active 97 DOM
11. 2026-06-03
    days on market $109,000 Active 96 DOM
12. 2026-06-03
    days on market $109,000 Active 95 DOM
13. 2026-06-01
    days on market $109,000 Active 94 DOM
14. 2026-05-31
    days on market $109,000 Active 93 DOM
15. 2026-02-27
    listed $109,000 Active 672-char remark

    Show marketing remark (672 chars)

    Opportunity to have a cabin in the mountains near hunting, fishing and the great outdoors. Just outside the town of Placerville, close enough to ride your side by side into town. Less than a couple hours from the Treasure Valley. There is so much potential with this cute cabin in the wooded forest. It just needs some fixing up to make it your own. There is a covered front porch and a balcony off the upstairs. The main floor has a kitchen/dining area and a family room with a wood stove. The upstairs is the sleeping area with beds. Furniture included. There is no plumbing or electricity currently, it is a dry cabin. No HOA or CCR's. Roads are maintained year around.

16. 2023-11-01
    historical
17. 2023-06-14
    listed $119,900 Active

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$253/yr (+$21/mo · 50.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,239
• − Mortgage interest: −$6,106
• − Property taxes: −$499
• − Insurance: −$545
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$3,171
• Taxable loss: −$40
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $1,775/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: Basin School District
• NCES district ID: 1600180
• Math proficiency: 50% ▲ 15.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $54,071
• Composite: 47.15/100
• National rank: #5102
• State rank: #37 of 133 in ID

Livability — Placerville

• Score: 75/100
• State rank: #31
• US rank: #4340

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Placerville, ID
• Population (ZIP): 37

Population outlook (Boise County) Hauer SSP2

• Today (2025): 7,220 people
• By 2030: 7,208 · -0.2%
• By 2040: 6,925 · -4.1%
• By 2050: 6,384 · -11.6%
• By 2075: 5,967 · -17.4%
• By 2100: 6,222 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 14% English 11% Portuguese 3%
• Foreign-born: 11% · Canada

Political lean MEDSL · Boise

• 2024 margin: Solid R (+54.2) · D 21.7% · R 75.9% · Other 2.4%
• 2008→2024 swing: -22.6pp toward R · 2008: -31.6pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+47.3 2016: R+49.7 2012: R+39.8 2008: R+31.6

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

-9.1% since first listed

3 events — show timeline

• 2026-02-27 Listed $109,000 IMLS
• 2023-11-01 Listing Removed — IMLS
• 2023-06-14 Listed $119,900 IMLS

Property tax history

+4.1%/yr

Latest (2025): $499 · +9.6% YoY. Source: county tax records.