10603 W Macaw Ln, #40 · Boise City, ID 83713

$122,000

3 bd · 2.0 ba · 1,001 sqft · Manufactured · 80 Days on market

Built 2025 Good condition Est $135k · 10% under ↓ 2% since listing

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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
• ARV discount +11.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This brand new 3 bedroom 2 bath manufactured home built by Champion is located in Arrowrock, one of Boise's premier manufactured home communities. This community is family-friendly, pet-friendly, offers a range of exciting amenities designed to enhance your living experience, including a newly remodeled resident clubhouse that is a perfect place to relax and socialize where you can unwind or share in a game of billiards in the lounge/kitchen area, watch a movie in the theater room, or get in your exercise in the fully equipped workout room. The community green spaces provide a tranquil retreat, and the dedicated onsite staff is always available to assist its residents. This home is beautifu

Key facts

• Large side trex deck
• Covered carport
• Front porch

Tags

• COMMUNITY GREEN SPACES
• DEDICATED ONSITE STAFF
• COVERED CARPORT
• FRONT PORCH
• LARGE SIDE TREX DECK
• KITCHEN WITH AN ISLAND

Property features AI

Finance

• HOA & community: Zoned MHP (mobile home park)

Exterior

• Parking: Attached garage; Carport (2 spaces); Covered parking for 2 vehicles; Finished driveway
• Utilities: City water service; Sewer connected; Cable connected; Broadband internet
• Home design: Mobile/manufactured home on a rented lot; New construction (built 2025)
• Construction: Built by Champion Homes; Frame construction with wood siding; Composition roof (architectural style)
• Exterior features: Partial fencing (block/brick/stone, metal, vinyl); Covered patio/deck; Corner lot; Located in a mobile home park

Interior

• Kitchen: Kitchen on the main level (approx. 14 x 11); Dishwasher; Disposal; Freestanding oven/range; Refrigerator; Kitchen island; Breakfast bar; Laminate counters
• Bedrooms: 3 bedrooms — all on the main level; Primary bedroom on the main level (approx. 14 x 10); Bedroom 2 on the main level (approx. 10 x 10); Bedroom 3 on the main level (approx. 9 x 8)
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms; Primary bath attached to master bedroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Bath in master bedroom; Great room; Breakfast bar; Kitchen island; Laminate countertops; Walk-in closet(s)
• Laundry & utility: Utility room on the main level (approx. 6 x 5); Electric water heater; Tank water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $122k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $115k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.6% in Boise 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Joint School District No. 2 (suburban): math 53% / reading 67% proficiency, ranked #11 of 92 in ID (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ustick Elementary School (math 32% / reading 37%, grade F, #272 of 357 statewide, top 80%, 357 students, 60% FRL); Lewis & Clark Middle School (math 44% / reading 64%, grade B-, #20 of 109 statewide, top 19%, 882 students, 32% FRL); Centennial High School (math 53% / reading 76%, grade B-, #10 of 169 statewide, top 7%, 1,931 students, 22% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 142 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 of loan paydown is wiped out by about $4k 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 + 4.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $114,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 11.51%
• Cash-on-cash: 18.63%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $135,135
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10614 W Macaw Ln	0.03mi	3/2.0	1,140 (+14%)	1mo	$110,000	$96	74
10690 Java Ct	0.11mi	2/2.0 (-1)	960 (-4%)	12mo	$175,500	$183	73
2688 N Pilgrim Ln	0.50mi	2/2.0 (-1)	924 (-8%)	1mo	$124,900	$135	58
9915 W Abram Ln	0.50mi	2/2.0 (-1)	924 (-8%)	17mo	$109,000	$118	45
9916 W Dewitt Ln	0.49mi	2/2.0 (-1)	924 (-8%)	20mo	$110,000	$119	42
2876 N Mitchell St	0.53mi	2/2.0 (-1)	1,100 (+10%)	16mo	$299,000	$272	40

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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.46×
• Total profit: $15,826
• Equity at exit: $18,191

10-year hold

• IRR: 21.3%
• Equity multiple: 2.90×
• Total profit: $64,866
• Equity at exit: $10,548

Cash invested: $34,160 (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 83713

• Home prices YoY: -26.5%
• Rents YoY: 4.0%
• Active inventory: 142
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$640
• Tax est. 1.5%: −$152 /mo · $1,830/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $530

Break-even live

Break-even rent $1,067

Max offer price $122,000

Occupancy floor 64%

Sensitivity live

Price	-10% $615	-5% $573	+0% $530	+5% $488	+10% $446
Rent	-10% $393	-5% $462	+0% $530	+5% $599	+10% $668
Rate	-1.0pp $592	-0.5pp $561	base $530	+0.5pp $499	+1.0pp $467

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10887 W Ustick Rd Boise, ID	2.0–3.0	1.0–2.0	874	$1,605	$1.84	4d	3	0.33mi
10811 W Ustick Rd Boise, ID	2.0	1.0	794	$1,345	$1.69	23d	1	0.34mi
10222 W Ustick Rd Boise, ID	2.0	2.0	1010	$1,575	$1.56	25d	1	0.43mi
3325 N Covered Wagon Way Boise, ID	3.0	2.0	1200	$2,050	$1.71	25d	1	0.49mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	25d	1	0.65mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	16d	1	0.69mi
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	4d	4	0.81mi
11239 W Gabrielle Dr Boise, ID	2.0	2.5	1128	$1,645	$1.46	25d	1	0.87mi
9846 W Rosecroft Ct #102 Boise, ID	2.0	2.5	1236	$1,545	$1.25	5d	1	0.88mi
9993 W Rosecroft Ct #101 Boise, ID	2.0	2.5	1136	$1,575	$1.39	5d	1	0.89mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	23d	1	0.95mi
2663 N Fastwater Ave Boise, ID	3.0	2.0	1204	$1,795	$1.49	16d	1	0.95mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	16d	1	0.99mi
9131 W Ustick Rd Unit 104 Boise, ID	2.0	2.0	1000	$1,595	$1.59	13d	1	1.00mi
9113 W Ustick Rd Unit 102 Boise, ID	2.0	2.0	1000	$1,525	$1.52	25d	1	1.01mi
11703 W Ginger Creek Dr Boise, ID	3.0	2.0	1366	$2,000	$1.46	4d	1	1.01mi
10764 W Goldenrod Ave Boise, ID	3.0	2.0	1220	$1,895	$1.55	20d	1	1.11mi
3909 N Patricia Ln Unit 1547101P Boise, ID	2.0	1.0	818	$4,200	$5.13	4d	1	1.14mi
3911 N Patricia Ln Unit 1547109P Boise, ID	2.0	1.0	818	$4,431	$5.42	4d	1	1.14mi
4418 N Oxbow Pl Boise, ID	3.0	2.0	1120	$2,095	$1.87	16d	1	1.15mi
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	13d	1	1.21mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	5d	5	1.31mi

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-04-15
   price $122,000
3. 2026-02-23
   listed $125,000 Active

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,864
• − Mortgage interest: −$6,834
• − Property taxes: −$1,830
• − Insurance: −$610
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$3,549
• Taxable income: $4,703
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $5,237/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a well-maintained exterior and interior. It has a good curb appeal and is located in a family-friendly community with various amenities.

Value-add opportunities

• Both Paint the exterior walls — Painting the exterior walls can enhance the curb appeal and increase the home's value.
• Both Trim the bushes — Trimming the bushes can improve the landscaping and make the home more attractive to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Painting the exterior walls can enhance the curb appeal and increase the home's value. ↑
• Both Trim the bushes — Trimming the bushes can improve the landscaping and make the home more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Joint School District No. 2
• NCES district ID: 1602100
• Math proficiency: 53% ▼ -6.00%
• Reading proficiency: 67% ▼ -1.00%
• Median HH income: $64,573
• Composite: 52.42/100
• National rank: #1576
• State rank: #11 of 92 in ID

Livability — Boise City

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Boise City, ID
• County: Ada County · 522,161 people
• City population: 152,689
• Metro: Boise City, ID
• Population (ZIP): 31,549
• Household income: $91,295
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 805.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 10% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -122.31%
• Current HPI: 338.9271
• Rent YoY: ▲ 4.01%
• 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

-2.4% since first listed

3 events — show timeline

• 2026-05-15 Pending — IMLS
• 2026-04-15 Price Changed $122,000 IMLS
• 2026-02-23 Listed $125,000 IMLS