Cap rate
Will it pencil at today's debt service?
Cap rate, NOI, DSCR, cash-on-cash, and break-even monthly rent for a Treasure Valley investment property. Ada/Canyon County tax defaults, current insurance bands, 75% LTV at 7% on a 30-year amort. Override anything you have better data on.
Property
Default tax rate: Ada 0.65% · Canyon 0.85%
Default insurance: SFH $1,800 · 2-4 $3,800 · 5+ $8,500
Overrides (optional)
Auto: $2,763 based on county + price
Auto: $1,800 based on property type
TV standard 5%
0 if self-managed
Default 10% combined (5% maintenance + 5% capex)
Cap rate
4.76%
Below-market for the county
NOI (annual)
$20,210
From $30,210 EGI
DSCR @ 7% / 75% LTV
0.79
Won't pencil at conventional DSCR
Cash-on-cash
-4.48%
Cash in: $116,875
Income
Operating expenses
Debt service & cash flow
Renew take
4.76% cap is below-market for Ada County (benchmark 5.5–6.5%). At DSCR 0.79 this won't bank conventionally; you're paying for appreciation, not cash flow. Bench the deal unless you have a value-add path that lifts NOI 25%+.
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