425 Mesquite · Boise City, ID 83713

$54,990

3 bd · 2.0 ba · 924 sqft · Manufactured · 105 Days on market

Built 1978 Est $75k · 27% under

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

Listing remarks MLS

Massive opportunity for handy homeowner or investor looking to flip for profit. This home is packed with potential! Centrally located in the heart of Boise, Rustic Acres is an all ages park close to EVERYTHING! Minutes from the Village at Meridian and the Boise Town Square Mall, this well kept park features a dog park, playground, and clubhouse. Home sits on a fully fenced lot with mature landscaping. Enjoy a private backyard with paver patio and HUGE Store-Mor shed. 3 bedrooms, 2 full bathrooms with a bump out. Lot Rent is $1020 and includes water. Sewer paid directly to park. Please submit offers with verification of park approval AND property specific lender preapproval. Property is mobile home on rented lot & transfers as personal property. Owner occupants only.

Key facts

• Dog park
• Fully renovated
• Clubhouse

Tags

• FULLY RENOVATED
• DOG PARK
• PLAYGROUND
• CLUBHOUSE
• FULLY FENCED LOT
• MATURE LANDSCAPING

Property features AI

Finance

• Other: Located in the Rustic Acres subdivision

Exterior

• Parking: Carport
• Utilities: Community water service / shared well; Sewer connected; Cable connected; Broadband internet
• Home design: Mobile/manufactured home on a rented lot; Built in 1978
• Construction: Vinyl siding; Composition roof; Year built 1978
• Exterior features: Full metal fencing; Covered patio/deck; Storage shed; Sidewalks; Manual sprinkler system; Located in a mobile home park

Interior

• Kitchen: Disposal; Freestanding oven/range
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced-air heating; No central cooling
• Interior features: Primary bedroom with private bath; Laminate counters
• Laundry & utility: Electric water heater; Tank-style water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 28.6% 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: Eliza Hart Spalding Stem Academy (math 65% / reading 65%, grade B+, #41 of 357 statewide, top 12%, 678 students, 17% 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) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents rising fast (+4.0%/yr); 142 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $50,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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.
6. 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.
7. 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: 3.23% ✓
• Cap rate: 28.61%
• Cash-on-cash: 79.69%
• DSCR: 4.55
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $74,844
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Mesquite	0.00mi	3/2.0	924 (0%)	0mo	$54,990	$60	100
424 W Mesquite	0.02mi	3/1.5	924 (0%)	7mo	$78,000	$84	91
540 Meadowland Cir	0.12mi	2/2.0 (-1)	924 (0%)	1mo	$46,500	$50	89
558 Silver City Dr	0.15mi	2/2.0 (-1)	924 (0%)	2mo	$39,900	$43	86
376 Bonanza St	0.14mi	3/1.5	935 (+1%)	6mo	$49,900	$53	84
505 Greenleaf	0.13mi	3/2.0	980 (+6%)	6mo	$85,000	$87	78
618 Empress St	0.19mi	2/2.0 (-1)	975 (+6%)	4mo	$74,700	$77	74
358 Bonanza Dr	0.13mi	2/1.0 (-1)	840 (-9%)	2mo	$80,000	$95	68
145 N Rainbow Dr	0.27mi	2/1.0 (-1)	968 (+5%)	5mo	$78,500	$81	66
351 Oak Cir	0.13mi	2/2.0 (-1)	1,018 (+10%)	12mo	$105,000	$103	62
329 Oak Cir	0.13mi	2/1.0 (-1)	1,022 (+11%)	8mo	$76,900	$75	60
315 Driftwood Rd	0.12mi	2/2.0 (-1)	1,056 (+14%)	7mo	$115,000	$109	60

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: 81.0%
• Equity multiple: 4.77×
• Total profit: $58,063
• Equity at exit: $8,199

10-year hold

• IRR: 84.6%
• Equity multiple: 10.23×
• Total profit: $142,161
• Equity at exit: $4,755

Cash invested: $15,397 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $1,023

Break-even live

Break-even rent $481

Max offer price $54,990

Occupancy floor 37%

Sensitivity live

Price	-10% $1,061	-5% $1,042	+0% $1,023	+5% $1,004	+10% $985
Rent	-10% $882	-5% $952	+0% $1,023	+5% $1,093	+10% $1,163
Rate	-1.0pp $1,050	-0.5pp $1,037	base $1,023	+0.5pp $1,008	+1.0pp $994

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: $13,748
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	5d	4	0.48mi
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	14d	1	0.63mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	16d	1	0.79mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	25d	1	0.83mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	5d	5	1.22mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$2,333	$2.46	5d	14	1.38mi
10887 W Ustick Rd Boise, ID	2.0–3.0	1.0–2.0	874	$1,605	$1.84	5d	3	1.40mi
10811 W Ustick Rd Boise, ID	2.0	1.0	794	$1,345	$1.69	23d	1	1.42mi

Listing history 11 events

1. 2026-05-22
   status Pending
2. 2026-04-29
   price $54,990
3. 2026-03-04
   price $64,990
4. 2026-02-06
   listed $69,990 Active
5. 2026-01-01
   historical
6. 2025-11-07
   price $79,000
7. 2025-10-20
   price $84,000
8. 2025-07-04
   listed $89,000 Active
9. 2024-10-29
   soldstatus Sold 784-char remark

   Show marketing remark (784 chars)

   Massive opportunity for handy homeowner or investor looking to flip for profit. This home is packed with potential! Centrally located in the heart of Boise, Rustic Acres is an all ages park close to EVERYTHING! Minutes from the Village at Meridian and the Boise Town Square Mall, this well kept park features a dog park, playground, and clubhouse. Home sits on a fully fenced lot with mature landscaping. Enjoy a private backyard with paver patio and HUGE Store-Mor shed. 3 bedrooms, 2 full bathrooms with a bump out. Lot Rent is $1020 and includes water. Sewer paid directly to park. Please submit offers with verification of park approval AND property specific lender preapproval. Property is mobile home on rented lot & transfers as personal property. Owner occupants only.

10. 2024-10-22
    status Pending 784-char remark

    Show marketing remark (784 chars)

    Massive opportunity for handy homeowner or investor looking to flip for profit. This home is packed with potential! Centrally located in the heart of Boise, Rustic Acres is an all ages park close to EVERYTHING! Minutes from the Village at Meridian and the Boise Town Square Mall, this well kept park features a dog park, playground, and clubhouse. Home sits on a fully fenced lot with mature landscaping. Enjoy a private backyard with paver patio and HUGE Store-Mor shed. 3 bedrooms, 2 full bathrooms with a bump out. Lot Rent is $1020 and includes water. Sewer paid directly to park. Please submit offers with verification of park approval AND property specific lender preapproval. Property is mobile home on rented lot & transfers as personal property. Owner occupants only.

11. 2024-10-15
    listed $25,000 Active 784-char remark

    Show marketing remark (784 chars)

    Massive opportunity for handy homeowner or investor looking to flip for profit. This home is packed with potential! Centrally located in the heart of Boise, Rustic Acres is an all ages park close to EVERYTHING! Minutes from the Village at Meridian and the Boise Town Square Mall, this well kept park features a dog park, playground, and clubhouse. Home sits on a fully fenced lot with mature landscaping. Enjoy a private backyard with paver patio and HUGE Store-Mor shed. 3 bedrooms, 2 full bathrooms with a bump out. Lot Rent is $1020 and includes water. Sewer paid directly to park. Please submit offers with verification of park approval AND property specific lender preapproval. Property is mobile home on rented lot & transfers as personal property. Owner occupants only.

ⓘ 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: $21,304
• − Mortgage interest: −$3,080
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$1,600
• Taxable income: $12,116
• Est. tax owed @ 24.0%: −$2,908
• After-tax cash flow: $9,362/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: 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

+120.0% since first listed

11 events — show timeline

• 2026-05-22 Pending — IMLS
• 2026-04-29 Price Changed $54,990 IMLS
• 2026-03-04 Price Changed $64,990 IMLS
• 2026-02-06 Listed $69,990 IMLS
• 2026-01-01 Listing Removed — IMLS
• 2025-11-07 Price Changed $79,000 IMLS
• 2025-10-20 Price Changed $84,000 IMLS
• 2025-07-04 Listed $89,000 IMLS
• 2024-10-29 Sold (MLS) — IMLS
• 2024-10-22 Pending — IMLS
• 2024-10-15 Listed $25,000 IMLS