567 West Mountain Rd · Cascade, ID 83611

$425,000

3 bd · 1.0 ba · 936 sqft · Other public records · 15 Days on market

Built 1976 10,018 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 +12.5/30.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

COZY MOUNTAIN COTTAGE NEAR LAKE CASCADE! Year round access on paved road. Lots of knotty pine inside gives this vacation cabin a true mountain vibe. Perfect base camp in a recreational epicenter. Less than 2 miles to Campbell Creek boat ramp for Lake Cascade. Less than 2 miles to parking area for ATV and snowmobile adventures on West Mountain. Less than 7 miles to downtown Cascade and about 17 miles to Tamarack Ski Resort. Great place to create family memories and/or turn into a income generating vacation rental. Separate shop building with power and concrete slab for boat/toys storage. Covered deck, fire pit, picnic table. Most furniture included.

Key facts

• Parking area for atv
• Paved road
• Knotty pine

Tags

• YEAR ROUND ACCESS
• PAVED ROAD
• KNOTTY PINE
• CAMPBELL CREEK BOAT RAMP
• PARKING AREA FOR ATV
• SNOWMOBILE ADVENTURES

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Well water; Septic tank sewer
• Home design: Single Family Residence; Built in 1976; Located in the West Mountain subdivision
• Construction: Frame construction
• Exterior features: Metal roof; Paved road access; Property currently used as a single-family residence; Lot approximately 10,000 sq. ft. (~0.49 acre)

Interior

• Bedrooms: 3 bedrooms (all on upper level)
• Bathrooms: 1 bathroom
• Heating & cooling: Heating: wall furnace; No central cooling
• Interior features: Wall furnace heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $425k.

Deal economics

• At list price, monthly cash flow is $-60 ($-714/yr) — negative.
• To cash-flow at today's rent, offer at most $414k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (27.5% below list).
• Recommended offer: $308k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.6% in Cascade — 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 66/100 on livability (#116 in ID) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: employment C-, amenities F, commute F.
• Cascade District (rural): math 35% / reading 45% proficiency, ranked #94 of 133 in ID (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cascade Elementary School (math 54% / reading 44%, grade D, #148 of 357 statewide, top 47%, 119 students, 33% FRL); Cascade Jr/Sr High School (math 54% / reading 74%, grade B-, #10 of 169 statewide, top 7%, 87 students, 15% FRL).
• Zoned-school proficiency averages 57% at this address vs 40% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Cascade District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 406 active listings in the ZIP; 250 units permitted in Valley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Valley County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $308,076 (27.5% 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 1976 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-72,886
• Equity at exit: $63,369

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-69,268
• Equity at exit: $36,746

Cash invested: $119,000 (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 83611

• Home prices YoY: -27.9%
• Active inventory: 406
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $3,081 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$87 /mo · $1,050/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $-60

Break-even live

Break-even rent $3,156

Max offer price $414,485

Occupancy floor 97%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $425,000 Active 15 DOM
2. 2026-06-17
   days on market $425,000 Active 14 DOM
3. 2026-06-16
   days on market $425,000 Active 13 DOM
4. 2026-06-15
   days on market $425,000 Active 12 DOM
5. 2026-06-13
   days on market $425,000 Active 10 DOM
6. 2026-06-12
   days on market $425,000 Active 9 DOM
7. 2026-06-09
   days on market $425,000 Active 6 DOM
8. 2026-06-08
   days on market $425,000 Active 5 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    days on market $425,000 Active 4 DOM
11. 2026-06-04
    remarks 656-char remark
12. 2026-06-04
    listed $425,000 Active 1 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: $1,050 · $87/mo
• Projected year-2 tax: $2,932 · $244/mo
• Expected delta: +$1,883/yr (+$157/mo · 179.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,969
• − Mortgage interest: −$23,807
• − Property taxes: −$1,050
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,958
• − Management: −$2,958
• − Depreciation: −$12,364
• Taxable loss: −$8,291
• Est. tax savings @ 24.0%: +$1,990
• After-tax cash flow: $1,276/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: Cascade District
• NCES district ID: 1600630
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $49,227
• Composite: 36.83/100
• National rank: #9162
• State rank: #94 of 133 in ID

Livability — Cascade

• Score: 66/100
• State rank: #116
• US rank: #12378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,997

Population outlook (Valley County) Hauer SSP2

• Today (2025): 10,964 people
• By 2030: 11,279 · +2.9%
• By 2040: 11,584 · +5.7%
• By 2050: 11,754 · +7.2%
• By 2075: 12,246 · +11.7%
• By 2100: 11,948 · +9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 7% Dutch 6% Portuguese 5%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Valley

• 2024 margin: R (+18.6) · D 39.6% · R 58.2% · Other 2.2%
• 2008→2024 swing: -11.6pp toward R · 2008: -6.9pp · 2024: -18.6pp
• All cycles: 2024: R+18.6 2020: R+13.7 2016: R+18.6 2012: R+11.6 2008: R+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.61%
• Current HPI: 307.0117
• 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

+674.1% since first listed

5 events — show timeline

• 2026-06-03 Listed $425,000 MCAOR
• 2026-06-03 Listed $425,000 IMLS
• 2011-11-14 Sold (MLS) — IMLS
• 2011-09-21 Listed $54,900 IMLS
• 2011-08-12 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,050 · +16.0% YoY. Source: county tax records.