413 S Morgan Ave · New Meadows, ID 83654

$169,000

3 bd · 1.0 ba · 928 sqft · Other public records · 22 Days on market

Built 1960 5,227 sqft lot

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Why this score? — see what drove the D 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 +8.8/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Fixer upper in New Meadows! There's a lot to finish, but the owner has installed a cement block permitted foundation. Stripped down to the boards inside. New roof on the back of the house. Front porch could be removed or renovated. Nice lot with a shed in back. Paid & active city sewer & water hookups. City water has a frost free hydrant outside to use now.

Key facts

• Shed in back
• New roof on the back
• 5,227 sq ft lot

Tags

• NEW ROOF ON THE BACK
• SHED IN BACK
• CITY SEWER AND WATER HOOKUPS
• FROST FREE HYDRANT OUTSIDE

Property features AI

Exterior

• Utilities: City water service; Sewer connected
• Home design: Single family residence; One-story (single level); Built in 1960
• Construction: Frame construction; Metal roof
• Exterior features: Partial fencing; Public road frontage; Small lot (~5,999 sq ft)

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 bathroom
• Heating & cooling: No central heating; No central cooling
• Interior features: Main-level living

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $169k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (34.9% below list).
• Recommended offer: $110k (34.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 0.7% in New Meadows — 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 69/100 on livability (#70 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, health & safety C-, amenities F.
• Meadows Valley District (rural): math 40% / reading 50% proficiency, ranked #69 of 133 in ID (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 96 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (6.7% local appreciation)).
• Adams County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $110,000 (34.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.65% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 2.00×
• Total profit: $47,243
• Equity at exit: $114,029

10-year hold

• IRR: 14.4%
• Equity multiple: 4.04×
• Total profit: $144,074
• Equity at exit: $213,868

Cash invested: $47,320 (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 83654

• Home prices YoY: 2.0%
• Active inventory: 96
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-138

Break-even live

Break-even rent $1,275

Max offer price $144,617

Occupancy floor —

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Nora St Unit 1xx New Meadows, ID	2.0	1.0	900	$1,100	$1.22	43d	1	0.26mi

Listing history 16 events

1. 2026-06-18
   days on market $169,000 Active 22 DOM
2. 2026-06-17
   days on market $169,000 Active 21 DOM
3. 2026-06-16
   days on market $169,000 Active 20 DOM
4. 2026-06-15
   days on market $169,000 Active 19 DOM
5. 2026-06-14
   days on market $169,000 Active 17 DOM
6. 2026-06-12
   days on market $169,000 Active 16 DOM
7. 2026-06-09
   days on market $169,000 Active 13 DOM
8. 2026-06-08
   days on market $169,000 Active 12 DOM
9. 2026-06-07
   days on market $169,000 Active 11 DOM
10. 2026-06-04
    days on market $169,000 Active 7 DOM
11. 2026-06-02
    days on market $169,000 Active 6 DOM
12. 2026-06-01
    days on market $169,000 Active 5 DOM
13. 2026-05-31
    days on market $169,000 Active 4 DOM
14. 2026-05-31
    days on market $169,000 Active 3 DOM
15. 2026-05-27
    listed $169,000 Active 372-char remark

    Show marketing remark (372 chars)

    Fixer upper in New Meadows! There's a lot to finish, but the owner has installed a cement block permitted foundation. Stripped down to the boards inside. New roof on the back of the house. Front porch could be removed or renovated. Nice lot with a shed in back. Paid & active city sewer & water hookups. City water has a frost free hydrant outside to use now.

16. 2026-05-26
    listed $169,000 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: $604 · $50/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$562/yr (+$47/mo · 93.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$9,467
• − Property taxes: −$604
• − Insurance: −$845
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$4,916
• Taxable loss: −$4,744
• Est. tax savings @ 24.0%: +$1,139
• After-tax cash flow: $-518/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: Meadows Valley District
• NCES district ID: 1602060
• Math proficiency: 40% ▲ 20.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $44,509
• Composite: 40.32/100
• National rank: #7777
• State rank: #69 of 133 in ID

Livability — New Meadows

• Score: 69/100
• State rank: #70
• US rank: #8481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Meadows, ID
• Population (ZIP): 1,654

Population outlook (Adams County) Hauer SSP2

• Today (2025): 3,524 people
• By 2030: 3,258 · -7.5%
• By 2040: 2,708 · -23.2%
• By 2050: 2,274 · -35.5%
• By 2075: 1,689 · -52.1%
• By 2100: 1,244 · -64.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 6% Slovak 3% Romanian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+54.5) · D 21.5% · R 76.0% · Other 2.4%
• 2008→2024 swing: -20.5pp toward R · 2008: -34.0pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+52.2 2016: R+52.3 2012: R+40.6 2008: R+34.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.72%
• Current HPI: 349.5441
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $169,000 MCAOR
• 2026-05-26 Listed $169,000 IMLS

Property tax history

+12.2%/yr

Latest (2025): $604 · -0.1% YoY. Source: county tax records.