4115 Highway 12 · Kamiah, ID 83536

$65,000

2 bd · 1.5 ba · 977 sqft · Other · 2 Days on market

Built 1930 0.93 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits on this . 935-acre property in Kamiah, Idaho, conveniently located close to town and local amenities. This usable parcel features a 2-bedroom, 1.5-bath home with a metal roof and attached carport, along with a shed, spring with pump, and pond. The home and property will require cleanup and maintenance, offering a great opportunity for investors, renovators, or buyers looking to bring new life to the property. With nearly an acre of usable land, there is plenty of space and potential to make it your own. Possibilities are endless. Property is being sold as-is. Buyer to verify all information.

Key facts

• Spring with pump
• Metal roof
• Attached carport

Tags

• USABLE PARCEL
• METAL ROOF
• ATTACHED CARPORT
• SPRING WITH PUMP
• POND
• NEARLY AN ACRE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $65k).
• Cap rate 12.0% vs local median 1.5% in Kamiah — 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 71/100 on livability (#56 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Kamiah Joint District (rural): math 31% / reading 34% proficiency, ranked #84 of 92 in ID (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kamiah Elementary School (math 30% / reading 30%, grade F, #303 of 357 statewide, top 85%, 126 students, 70% FRL); Kamiah Senior High (math 50% / reading 70%, grade C+, #19 of 169 statewide, top 11%, 127 students, 55% FRL) — zoned schools at 62% FRL track the district average.
• Zoned-school proficiency averages 45% at this address vs 32% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Kamiah Joint District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 113 active listings in the ZIP; 12 units permitted in Idaho County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (2.6% local appreciation)).
• Idaho County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1930 — 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. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.37%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.44×
• Total profit: $26,178
• Equity at exit: $27,836

10-year hold

• IRR: 26.9%
• Equity multiple: 4.69×
• Total profit: $67,245
• Equity at exit: $41,848

Cash invested: $18,200 (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 83536

• Home prices YoY: 1.2%
• Active inventory: 113
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $309

Break-even live

Break-even rent $495

Max offer price $65,000

Occupancy floor 60%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-18
   status Pending
2. 2026-03-16
   listed $65,000 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: $280 · $23/mo
• Projected year-2 tax: $448 · $37/mo
• Expected delta: +$169/yr (+$14/mo · 60.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,636
• − Mortgage interest: −$3,641
• − Property taxes: −$280
• − Insurance: −$325
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$1,891
• Taxable income: $2,798
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $3,036/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: Kamiah Joint District
• NCES district ID: 1601620
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 34% ▼ -13.00%
• Median HH income: $34,276
• Composite: 26.77/100
• National rank: #7128
• State rank: #84 of 92 in ID

Livability — Kamiah

• Score: 71/100
• State rank: #56
• US rank: #7057

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,227

Population outlook (Idaho County) Hauer SSP2

• Today (2025): 15,691 people
• By 2030: 15,132 · -3.6%
• By 2040: 14,026 · -10.6%
• By 2050: 13,252 · -15.5%
• By 2075: 12,768 · -18.6%
• By 2100: 11,908 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Native American 4% Hispanic / Latino 3%
• Common ancestry: Portuguese 4% Italian 4% Slovak 3%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Idaho

• 2024 margin: Solid R (+67.8) · D 14.8% · R 82.7% · Other 2.5%
• 2008→2024 swing: -20.6pp toward R · 2008: -47.2pp · 2024: -67.8pp
• All cycles: 2024: R+67.8 2020: R+65.2 2016: R+63.8 2012: R+52.9 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.62%
• Current HPI: 222.0659
• 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

2 events — show timeline

• 2026-03-18 Pending — IMLS
• 2026-03-16 Listed $65,000 IMLS

Property tax history

-9.3%/yr

Latest (2025): $280 · -54.3% YoY. Source: county tax records.