4115 Highway 12

Kamiah, ID 83536

$65,000B

2 bd · 1.5 ba · 977 sqft · Built 1930 · Other · Pending · 2 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $886/mo
• Mortgage (P&I): −$341
• Tax + insurance: −$50
• HOA: −$0
• Vac / Maint / Mgmt: −$186
• Net cashflow: $309/mo
• Annual: $3,707/yr
• Cap rate: 12.00%
• Cash-on-cash: 20.37%
• DSCR: 1.91
• 1% rule: 1.36%
• Cash to close: $18,200

Investor read

• This is a 2-bed/1.5-bath other listed at $65k.
• 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).
• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (2.6% local appreciation)).
• 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.
• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 113 active listings in the ZIP; 12 units permitted in Idaho County in 2024 (0 in 5+ unit buildings).
• 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.
• Climate carrying-cost: moderate flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.
• 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.

Questions for listing agent

• Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• 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.
• 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.