Scenario: $350K Offer · 15% Down · 8.125% · Self-Managed

36 Osprey Drive, Lowman, ID 83637

South Fork Lodge Forest Homesites · 2 Bed / 1 Bath · 784 SF Log Cabin · Built 1945 · Payette River Frontage

This is a what-if scenario: modeled at a $350,000 offer price (below the $375,000 list price), $48,000 accommodation revenue plus $600/month net cleaning fee income, 15% down, 8.125% interest, self-managed, no admin line item. See the baseline analysis for the standard $375,000 / $50,000 / 25% / 7.5% modeling.

$350,000

Modeled Offer Price (List: $375,000)

$48.0K

Projected Revenue (Before Cleaning Fees)

12.5%–14.4%

Cap Rate

15% / 8.125%

Modeled Down / Rate

Property Overview

A riverfront log cabin on the Payette, 12 days on market

Currently listed for sale (MLS #99000639), 36 Osprey Drive is a classic A-frame log cabin sitting directly on the banks of the South Fork Payette River, minutes from Kirkham Hot Springs and the historic Southfork Lodge. This analysis models it as a short-term rental acquisition using a revenue figure supplied directly rather than an AirDNA comp pull, since this remote mountain market has too thin an AirDNA listing base for a reliable automated comp set.

This document models a specific what-if scenario: a $350,000 offer (below the $375,000 list price), $48,000 in projected revenue, 15% down at 8.125%, and self-managed operation throughout — rather than the standard assumptions used elsewhere in this portfolio.

Address36 Osprey Drive, Lowman, ID 83637
List price (actual)$375,000 ($478/SF)
Modeled offer price (this scenario)$350,000 ($446/SF)
Days on market12 days (listed ~9/11/26)
Configuration2 Bed / 1 Bath, two levels
Interior living area784 SF
Lot size0.39 acres, wooded, riverfront
Year built1945 (log construction, metal roof)
WaterfrontYes — direct South Fork Payette River frontage
ParkingRV access/parking, no garage
HeatWood-burning stove (fireplace feature)
UtilitiesSeptic tank, shared well
HOAYes — $100/year (South Fork Lodge Forest Homesites)
Additional structuresShed
Flood zoneFEMA Zone AE — high-risk Special Flood Hazard Area
MLSIntermountain MLS #99000639

FEMA Zone AE — read this before underwriting: this property sits in a high-risk Special Flood Hazard Area, which is unsurprising given its direct river frontage but is a material cost and risk factor. Flood insurance will very likely be required by any mortgage lender, and can be expensive and sometimes hard to place in Zone AE. Get a firm flood insurance quote before waiving a financing contingency — the $3,800/year insurance estimate in this pro forma already assumes an elevated premium for this reason, but should be confirmed.

Rustic, not luxury: at 784 SF with a wood stove for heat, a shared well, and no garage, this is an authentic rustic cabin, not a high-end mountain lodge. That's likely part of its appeal for the target guest (anglers, hot springs visitors, weekend escapes), but it does mean the guest experience and marketing should lean into "rustic riverside cabin," not compete on amenities with larger luxury cabins in the area.

Revenue Projection

Revenue basis: $48,000 (before cleaning fees, this scenario)

This scenario uses a $48,000 potential annual revenue figure (slightly below the $50,000 baseline used in the standard analysis of this property), representing accommodation revenue before cleaning fees. Lowman's AirDNA listing inventory is too sparse for a reliable automated comp set at this remote a location, so this document does not attempt an AirDNA-anchored projection the way other properties in this portfolio are modeled — both the $48,000 and $50,000 figures are treated as supplied planning inputs, not independently re-derived.

Base Case$48,000
Supplied planning figure, before cleaning fees (this scenario)
BasisUser-provided, 1.00×
Cleaning feesPass-through, not included

Strong Case

$55,200

1.15× upside, portfolio-standard convention

Basis1.15× Base Case
Cleaning feesPass-through, not included

On cleaning fees: a guest-paid cleaning fee is treated here as a pass-through — collected from the guest and paid out to the cleaner, roughly net-zero to NOI — rather than added as both extra revenue and an offsetting expense. The $48,000/$55,200 figures represent accommodation (nightly rate) revenue only, which is what the expense percentages below are calculated against.

This figure has not been independently verified against market comps. Unlike the AirDNA-anchored properties elsewhere in this portfolio, this $48,000 base was supplied directly rather than derived from a comp set screened by Freedom Property Management. Before finalizing an offer, it would be worth spot-checking this figure against actual nearby Lowman/Garden Valley cabin listings on AirDNA or Airbnb, even informally, given how sparse comp coverage is in this market.

Financing Structure

Acquisition & financing assumptions

Modeled at 15% down / 8.125% / 30-year fixed on a $350,000 offer price, per this scenario, with a down-payment sensitivity table below (all at 8.125%) for comparison.

$52,500

Down Payment (15%)

$297,500

Loan Amount

$2,209

Monthly Principal & Interest

$61,250

Est. Total Cash Required

Down Payment	Loan Amount	Total Cash Req.	Cash Flow (Base)	Cash Flow (Strong)
10%	$315,000	$43,750	$7,972	$14,524
15% (modeled)	$297,500	$61,250	$9,531	$16,083
20%	$280,000	$78,750	$11,090	$17,642
25%	$262,500	$96,250	$12,649	$19,201

At 8.125% (the rate typically available at lower down-payment tiers), this deal stays self-managed cash-flow positive at every tested down payment, including 10% down, in both the Base and Strong cases — on the condition that the $48,000 revenue figure holds up.

Operating Pro Forma

Annual revenue & expense projection (15% down, self-managed scenario)

This scenario is modeled as self-managed throughout, at a $350,000 offer price, $48,000 accommodation revenue plus $600/month in cleaning fee income, 15% down, and 8.125% interest. The admin line item has been removed at your request; cleaning fee income is modeled as net revenue to the owner (i.e., self-cleaning or a fee that exceeds actual cleaning cost), not a pass-through as elsewhere in this portfolio.

Line Item	Base Case	Strong Case
Gross Accommodation Revenue	$48,000	$55,200
Cleaning fee income ($600/mo, self-managed)	$7,200	$7,200
Airbnb / Vrbo platform fees (3%)	($1,440)	($1,656)
Repairs & maintenance (6% — wood stove, septic, well)	($2,880)	($3,312)
Property tax (2025 actual bill)	($1,042)	($1,042)
Property & flood insurance (est., Zone AE)	($3,800)	($3,800)
HOA (South Fork Lodge Forest Homesites)	($100)	($100)
Guest supplies & restocking	($900)	($900)
Winter road/plow access (est.)	($1,200)	($1,200)
Net Operating Income (NOI)	$43,838	$50,390
Annual debt service (15% down, 8.125%, 30-yr)	($26,507)	($26,507)
— cash flow, self-managed	$17,331	$23,883

12.53% – 14.40%

Cap Rate

28.30% – 38.99%

Cash-on-Cash, 15% Down (Self-Managed)

If you later add Freedom management (18% of revenue): the co-hosting fee would run $8,640 (Base) to $9,936 (Strong) per year, calculated on accommodation revenue only (cleaning fee income is modeled as net to the owner regardless of management structure). Cash flow would still land at roughly $8,691/year in the Base Case and $13,947/year in the Strong Case — comfortably positive in both, unlike the pre-cleaning-fee version of this scenario.

Strong numbers on paper — contingent on the revenue figure holding. Self-managed cash flow stays comfortably positive in both cases even at the higher 8.125% rate that typically comes with a 15% down payment, and the added $7,200/year in net cleaning fee income widens the margin further. The double-digit cap rate and cash-on-cash returns are notably stronger than the Florida properties in this portfolio, largely because the purchase price is low relative to the supplied revenue figure. That makes verifying both the $48,000 accommodation-revenue assumption and the $600/month net cleaning fee assumption (see Revenue Projection above) the single most important next step.

Breakeven purchase price (15% down, 8.125%, where NOI covers full debt service): approximately $578,800 on the Base Case and $665,300 on the Strong Case — both well above both the $350,000 offer modeled here and the $375,000 asking price, and meaningfully higher than the pre-cleaning-fee version of this scenario thanks to the added net income.

Regulatory & Compliance

Idaho short-term rental requirements

Idaho's regulatory environment for STRs changed significantly and favorably in 2026, and is materially lighter-touch than the Florida properties in this portfolio.

•Broad state preemption since July 1, 2026: Idaho House Bill 583 bars cities and counties from requiring any license, fee, permit, certification, or registration to operate a short-term rental, and classifies STRs as "nontransient residential use" — the same zoning treatment as an ordinary home. Boise County cannot require a local STR permit for this property.
•No caps or owner-occupancy rules: the law also bars local governments from capping rental days, requiring owner-occupancy, or mandating physical modifications to the home beyond baseline safety items.
•Baseline safety requirements still apply: smoke detectors in guest rooms, a fire extinguisher, and carbon monoxide detectors on each floor. Given this cabin heats with a wood-burning stove, CO detection is especially relevant here.
•State tax collection required: hosts must collect and remit Idaho's 6% sales tax and 2% travel & convention tax (8% combined) on stays of 30 nights or less. Airbnb and Vrbo collect and remit this automatically as marketplace facilitators for bookings made through their platforms; direct bookings (phone, email, your own site) are the host's own responsibility to register for and remit.
•General ordinances still apply: noise, nuisance, parking, and traffic rules apply to this property the same as they would to any residential use.

This section is a summary, not legal advice. Confirm current requirements with Boise County Planning & Zoning and the Idaho State Tax Commission before closing.

Levers & Next Steps

Before finalizing an offer

•Verify the $48,000 revenue figure: this is the single most important open item. It was supplied as a planning input rather than derived from a Freedom-screened comp set; spot-check it against actual nearby Lowman/Garden Valley/Banks cabin listings before underwriting around it.
•Get a firm flood insurance quote: FEMA Zone AE coverage can be expensive and, depending on the carrier, harder to place. Confirm actual premiums (and lender flood-insurance requirements) before waiving any financing contingency.
•Confirm well and septic condition: a shared well and septic system on a 1945-built cabin warrant an inspection; well-sharing agreements in particular are worth reviewing since they can affect both usability and resale.
•Confirm winter access: the listing notes "Winter Access" as a lot feature, implying this may not be a reliable year-round road; confirm plow responsibility and typical winter closures, since this directly affects how many months per year this property can realistically be rented.
•Confirm HOA rules on rentals: the $100/year HOA is minor, but confirm the South Fork Lodge Forest Homesites HOA has no rental restrictions, since Idaho's state preemption law covers city/county regulation, not private HOA covenants.
•Confirm whether $350,000 and 8.125% are realistic: this scenario assumes the seller accepts $25,000 below the $375,000 asking price, and models the higher interest rate typically associated with a lower (15%) down payment. Get an actual rate quote at 15% down before relying on 8.125%, and gauge the seller's flexibility before offering below asking.

Freedom Property Management Services

What an 18% co-hosting engagement includes

No Long-Term Contracts

The engagement can be ended without a lock-in period.

You Keep Your Listing & Reviews

The owner retains full ownership of the Airbnb/Vrbo listing profile and all guest reviews; Freedom operates as a co-host.

Dynamic Pricing & Revenue Management

Calendar and rate optimization for a seasonal mountain market, including winter-access-aware pricing.

Guest Communication & Turnovers

24/7 guest messaging, check-in coordination, and cleaning/turnover scheduling for a remote property.

Fee structure: 18% of gross booking revenue. This scenario is modeled self-managed; see the note in the Operating Pro Forma section above for what adding Freedom management would do to cash flow at this financing structure, which is materially tighter than at the portfolio-standard 25% down / 7.5% terms.

© 2026 Freedom Property Management, LLC. All rights reserved.

This document is prepared by Freedom Property Management for informational purposes and does not constitute a guarantee of investment performance, or financial, tax, or legal advice. This is an acquisition analysis for a property currently listed for sale; Freedom Property Management does not represent either party in the transaction unless separately engaged to do so. This document models a specific what-if scenario — a $350,000 offer price (below the $375,000 list price), $48,000 Base Case accommodation revenue (and the derived $55,200 Strong Case, using the same 1.15× convention applied elsewhere in this portfolio) plus $600/month ($7,200/year) in net cleaning fee income, 15% down, and 8.125% interest, self-managed, with the admin line item removed — rather than the standard $375,000 / $50,000 / 25% / 7.5% assumptions used in the primary analysis of this property. The $600/month cleaning fee income is modeled as net revenue to the owner (consistent with self-management), not the pass-through treatment used for cleaning fees elsewhere in this portfolio; this assumption should be confirmed against actual cleaning costs before underwriting. Unlike other properties in this portfolio, both revenue figures were supplied directly for this analysis rather than independently derived from an AirDNA-screened comparable set, because this market's AirDNA listing inventory is too sparse for a reliable automated comp pull; these figures have not been independently verified against market comps and should be spot-checked before underwriting. Neither figure is a guarantee of achievable revenue. Financing is modeled at 15% down / 8.125% / 30-year fixed per this scenario request, not a loan quote or pre-approval; actual financing terms, including whether 8.125% is realistic at 15% down, should be obtained from a lender. Property tax reflects the property's actual 2025 tax bill; insurance, maintenance, guest supplies, and admin line items are Freedom Property Management planning estimates, not vendor quotes, bills, or guarantees, and should be independently confirmed, particularly flood insurance given this property's FEMA Zone AE designation. Regulatory information reflects Freedom Property Management's understanding of Idaho House Bill 583 and related state tax guidance as of this writing and is a general summary only, not legal advice; requirements can change and should be independently verified with Boise County and the Idaho State Tax Commission before closing. Freedom Property Management is not a licensed financial advisor, CPA, or attorney. The buyer should independently verify all figures and consult qualified professionals as needed.