8103 W Appomattox · Garden City, ID 83714

$154,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 77 Days on market

Built 1977 Est $158k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +8.4/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Skip the Remodel and enjoy the community activities or relax at the pool—Fully Updated Home in Active 55+ Gated Community. It's not just a house, it's a lifestyle! This home features Tesla Charging station, ramps, new flooring throughout, fresh interior and exterior paint, and updated bathrooms with new toilets, quartz topped vanities. Includes grab bars in the shower and bath. Enjoy peace of mind with a new AC unit, upgraded furnace, and new water heater, plus upgrades like a Nest thermostat and premium water filtration system. Fully fenced yard. Located in a vibrant Boise community offering a community pool and social activities including Bingo, Bunco, cards, billiards, crafts, coff

Key facts

• New ac unit
• New flooring
• Updated bathrooms

Tags

• TESLA CHARGING STATION
• NEW FLOORING
• UPDATED BATHROOMS
• GRAB BARS
• NEW AC UNIT
• UPGRADED FURNACE

Property features AI

Finance

• HOA & community: Gated community; Senior (55+) community; Community pool

Exterior

• Parking: 2 covered parking spaces (carport); 2-car tandem carport; Finished driveway; Electric vehicle charging station(s)
• Security: Gated community; Accessible approach with ramp
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on rented lot; Located in an over-55, gated mobile home community
• Construction: Built in 1977; Metal siding; Composition roof; Storage shed on property; Accessibility features including bathroom grab bars and handicapped access
• Exterior features: Full fencing; Covered patio/deck; Garden; Automatic sprinkler system; Full sprinkler system; Storage shed; Paved road access; Community in-ground pool

Interior

• Kitchen: Kitchen on main level (approx. 12 x 12); Dishwasher; Disposal; Built-in microwave; Built-in oven/range; Refrigerator; Breakfast bar; Laminate counters
• Bedrooms: 3 bedrooms, all on the main level (Primary: approx. 12 x 13; Bedroom 2: approx. 11 x 11; Bedroom 3: approx. 10 x 11)
• Flooring: Carpet
• Bathrooms: 2 bathrooms; Bathroom in primary bedroom
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Primary bedroom with ensuite bath; Double vanity; Great room; Breakfast bar; Laminate counters
• Laundry & utility: Utility room on main level (approx. 7 x 10); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.5% in Garden City — 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 82/100 on livability (#11 in ID, #1,264 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, housing A; Watch: crime F.
• Boise Independent District (urban): math 42% / reading 56% proficiency, ranked #36 of 92 in ID (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shadow Hills Elementary (math 33% / reading 46%, grade F, #234 of 357 statewide, top 69%, 445 students, 24% FRL); Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 445 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).
• This rent runs 30% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Ada County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $145,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.43% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.72%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $157,920
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5580 N Confederate	0.03mi	2/2.0 (-1)	1,584 (-6%)	9mo	$181,000	$114	77
5651 Sudley Ln	0.10mi	3/2.0	1,876 (+12%)	1mo	$169,000	$90	76
8215 W Appomattox Ln	0.05mi	2/2.0 (-1)	1,536 (-9%)	9mo	$130,000	$85	71
7928 W Rapidan Ln	0.11mi	2/2.0 (-1)	1,835 (+9%)	9mo	$110,000	$60	67
8043 W Manassas Ln	0.13mi	3/2.0	1,512 (-10%)	16mo	$219,900	$145	64
5609 Sudley Ln	0.09mi	3/2.0	1,440 (-14%)	10mo	$135,000	$94	64
8001 N Roe	0.52mi	3/2.0	1,566 (-7%)	3mo	$182,000	$116	62
7098 W Royal Glen Ln	0.54mi	2/2.0 (-1)	1,568 (-7%)	9mo	$129,000	$82	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.51×
• Total profit: $22,256
• Equity at exit: $23,096

10-year hold

• IRR: 22.9%
• Equity multiple: 3.15×
• Total profit: $93,063
• Equity at exit: $13,393

Cash invested: $43,372 (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 83714

• Home prices YoY: -31.5%
• Rents YoY: 4.9%
• Active inventory: 445
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,211 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $676

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 64%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7570 W State St Boise, ID	1.0–4.0	1.0–2.5	1236	$2,183	$1.77	2d	21	0.34mi
6077 N Tarako Ave Boise, ID	3.0	2.5	1583	$2,172	$1.37	2d	2	0.38mi
7456 W Limelight Ct Boise, ID	3.0	2.0	1278	$2,095	$1.64	3d	1	0.56mi
6200 N River Pointe Ln Garden City, ID	1.0–3.0	1.0–2.0	1000	$3,157	$3.16	2d	8	0.63mi
7356 N Lucy Rose Ln Apt 104 Boise, ID	3.0	3.0	1300	$1,895	$1.46	3d	1	0.88mi
6473 W Parapet Dr Unit 1 Boise, ID	4.0	2.5	1396	$2,300	$1.65	3d	1	0.93mi
9557 W State St Garden City, ID	3.0	2.0	1242	$1,850	$1.49	2d	1	0.95mi
5967 N Pierce Park Ln Boise, ID	3.0	2.0	1302	$1,795	$1.38	23d	1	0.99mi
6474 W Lucky Ln Unit 12202 Boise, ID	2.0	2.0	1100	$1,500	$1.36	23d	1	1.02mi
7228 W Rygate Dr Boise, ID	3.0	2.5	1395	$2,345	$1.68	23d	1	1.02mi

Listing history 22 events

1. 2026-06-18
   days on market $154,900 Active 77 DOM
2. 2026-06-17
   days on market $154,900 Active 76 DOM
3. 2026-06-16
   days on market $154,900 Active 75 DOM
4. 2026-06-15
   days on market $154,900 Active 74 DOM
5. 2026-06-13
   days on market $154,900 Active 72 DOM
6. 2026-06-10
   days on market $154,900 Active 69 DOM
7. 2026-06-09
   days on market $154,900 Active 68 DOM
8. 2026-06-08
   days on market $154,900 Active 67 DOM
9. 2026-06-07
   days on market $154,900 Active 66 DOM
10. 2026-06-05
    days on market $154,900 Active 63 DOM
11. 2026-06-03
    days on market $154,900 Active 62 DOM
12. 2026-06-03
    days on market $154,900 Active 61 DOM
13. 2026-06-02
    price $154,900 Active 60 DOM
14. 2026-06-01
    days on market $159,900 Active 60 DOM
15. 2026-05-31
    days on market $159,900 Active 59 DOM
16. 2026-04-26
    price $159,900
17. 2026-04-03
    listed $169,900 Active
18. 2021-06-01
    status Pending
19. 2021-06-01
    status Active
20. 2021-05-25
    status Pending
21. 2021-05-21
    listed $115,000 Active
22. 2013-03-11
    listed $29,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,536
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$4,506
• Taxable income: $6,009
• Est. tax owed @ 24.0%: −$1,442
• After-tax cash flow: $6,675/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: Boise Independent District
• NCES district ID: 1600360
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $49,135
• Composite: 41.82/100
• National rank: #3388
• State rank: #36 of 92 in ID

Livability — Garden City

• Score: 82/100
• State rank: #11
• US rank: #1264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden City, ID
• County: Ada County · 522,161 people
• Metro: Boise City, ID
• Population (ZIP): 27,564
• Household income: $87,651
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 557.0

Population outlook (Ada County) Hauer SSP2

• Today (2025): 535,818 people
• By 2030: 585,751 · +9.3%
• By 2040: 682,435 · +27.4%
• By 2050: 775,818 · +44.8%
• By 2075: 994,458 · +85.6%
• By 2100: 1,148,884 · +114.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 4% Portuguese 4%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Ada

• 2024 margin: R (+10.3) · D 43.4% · R 53.8% · Other 2.8%
• 2008→2024 swing: -4.2pp toward R · 2008: -6.2pp · 2024: -10.3pp
• All cycles: 2024: R+10.3 2020: R+3.9 2016: R+9.2 2012: R+11.3 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.87%
• Current HPI: 339.0701
• Rent YoY: ▲ 4.87%
• Metro: Boise City, ID
• 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

+434.8% since first listed

7 events — show timeline

• 2026-04-26 Price Changed $159,900 IMLS
• 2026-04-03 Listed $169,900 IMLS
• 2021-06-01 Pending — IMLS
• 2021-06-01 Relisted — IMLS
• 2021-05-25 Pending — IMLS
• 2021-05-21 Listed $115,000 IMLS
• 2013-03-11 Listed $29,900 IMLS