227 Alturas Ave · Fairfield, ID 83327

$150,000

4 bd · 1.0 ba · 3,140 sqft · Other · 10 Days on market

Built 1929 0.43 ac lot

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Why this score? — see what drove the C+ 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 +21.0/30.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

THIS PROPERTY HAS A STRUCTURE ON THE PROPERTY AND A LARGE SHOP/SHED AND GARAGE. HOME IS NOT HABITABLE. 3 BUILDABLE LOTS. DO YOU NEED STORAGE. BACK BUILDING HAS MULTIPLE ROOMS

Key facts

• 3 lots
• Soldier ski lift
• Fire pit

Tags

• 3 LOTS
• CORNER LOT
• FIRE PIT
• QUIET NEIGHBORHOOD
• SOLDIER SKI LIFT
• SAWTOOTH NATIONAL FOREST

Property features AI

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces
• Home design: Single family residence; Built in 1929
• Construction: Frame construction with metal siding; Crawl space foundation
• Exterior features: Wire fencing; Approximately 10,000 sq. ft. lot (~0.49 acre)

Interior

• Bedrooms: 4 bedrooms (2 on the main level, 2 on the upper level)
• Bathrooms: 1 bathroom
• Heating & cooling: No central heating noted; No central cooling noted
• Interior features: Wood burning stove fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/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 $146k (2.6% below list).
• Recommended offer: $146k (2.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#101 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Camas County District (rural): math 40% / reading 50% proficiency, ranked #71 of 133 in ID (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Camas County Elem/Jr High School (math 32% / reading 42%, grade F, #255 of 357 statewide, top 74%, 119 students, 35% FRL); Camas County High School (math 24% / reading 75%, grade D+, #40 of 169 statewide, top 26%, 65 students, 26% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 65 active listings in the ZIP; 23 units permitted in Camas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (9.1% local appreciation)).
• Camas County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,050 (2.6% below list)

Questions for the listing agent

1. Built in 1929 — 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: 0.97% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.04×
• Total profit: $85,535
• Equity at exit: $124,958

10-year hold

• IRR: 23.7%
• Equity multiple: 6.70×
• Total profit: $239,255
• Equity at exit: $259,338

Cash invested: $42,000 (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 83327

• Home prices YoY: 3.8%
• Active inventory: 65
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $211

Break-even live

Break-even rent $1,193

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $296	-5% $253	+0% $211	+5% $169	+10% $126
Rent	-10% $96	-5% $153	+0% $211	+5% $269	+10% $326
Rate	-1.0pp $287	-0.5pp $249	base $211	+0.5pp $172	+1.0pp $133

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $150,000 Active 10 DOM
2. 2026-06-18
   days on market $150,000 Active 9 DOM
3. 2026-06-17
   days on market $150,000 Active 8 DOM
4. 2026-06-16
   days on market $150,000 Active 7 DOM
5. 2026-06-16
   remarks 241-char remark
6. 2026-06-16
   listed $150,000 Active 6 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: $1,124 · $94/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,526
• − Mortgage interest: −$8,402
• − Property taxes: −$1,124
• − Insurance: −$750
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$4,364
• Taxable income: $82
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $2,513/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: Camas County District
• NCES district ID: 1600540
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $41,939
• Composite: 40.07/100
• National rank: #7868
• State rank: #71 of 133 in ID

Livability — Fairfield

• Score: 67/100
• State rank: #101
• US rank: #10915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield, ID
• Population (ZIP): 1,047

Population outlook (Camas County) Hauer SSP2

• Today (2025): 988 people
• By 2030: 898 · -9.1%
• By 2040: 745 · -24.6%
• By 2050: 661 · -33.1%
• By 2075: 637 · -35.5%
• By 2100: 750 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 16% Hispanic / Latino 16% Native American 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 94% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Camas

• 2024 margin: Solid R (+54.1) · D 21.0% · R 75.1% · Other 3.9%
• 2008→2024 swing: -16.1pp toward R · 2008: -38.0pp · 2024: -54.1pp
• All cycles: 2024: R+54.1 2020: R+47.5 2016: R+50.1 2012: R+42.0 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.06%
• Current HPI: 245.5011
• 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

+106.9% since first listed

7 events — show timeline

• 2026-06-09 Listed $150,000 IMLS
• 2012-03-30 Sold (MLS) — SVBOR
• 2012-03-29 Sold (Public Records) — Public Records
• 2012-01-11 Listed $13,900 SVBOR
• 2007-05-29 Sold (MLS) — IMLS
• 2007-04-18 Listed $72,500 IMLS
• 2005-11-23 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,124 · -4.9% YoY. Source: county tax records.