2564 Marlette Ln · Boise City, ID 83706

$81,900

2 bd · 1.0 ba · 980 sqft · Manufactured · 15 Days on market

Built 1991 Est $132k · 38% 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
• Rent growth +4.4/5.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean and updated home close to Downtown Boise, BSU and quick access to the freeway. Home has been recently updated with new paint and flooring. Jack and Jill bathroom from hall and master bedroom. Bathroom has dual vanities, 2 showers. .. shower and tub/shower. Property is located off Broadway Ave and Linden. Monthly rent is $507 which includes water, sewer and trash. Buyers must also submit an application and be apprroved by Jcs Properties before sale is final. Application includes request for credit report, background check and to be financially qualified.

Key facts

• Efficient kitchen
• Functional layout
• Built 1991

Tags

• FUNCTIONAL LAYOUT
• EFFICIENT KITCHEN
• ACCESSIBLE BOISE LOCATION

Property features AI

Finance

• Other: Parcel: MNASH911403
• HOA & community: Located in Linden Park community

Exterior

• Utilities: City water service; Sewer connected; Electric water heater
• Home design: Mobile/manufactured home on rented lot; Built in 1991
• Construction: Frame construction
• Exterior features: Composition roof; Manual sprinkler system; Paved road access; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Freestanding oven/range; Solid surface counters; Breakfast bar
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Double vanity; Breakfast bar; Solid surface counters
• Laundry & utility: Electric water heater

🏷️ Possibly a rental listed for sale. The $81,900 price doesn't fit this home's estimated sale value (~$132,300) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $969 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.5% 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.
• 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: Garfield Elementary School (math 17% / reading 37%, grade F, #318 of 357 statewide, top 92%, 256 students, 77% FRL); Timberline High School (math 53% / reading 74%, grade B-, #14 of 169 statewide, top 8%, 1,398 students, 10% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 147 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $566 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 + 7.5% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $80,671 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.37% ✓
• Cap rate: 20.50%
• Cash-on-cash: 50.73%
• DSCR: 3.26
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $132,300
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2940 S Charity Ave	0.65mi	2/1.0	980 (0%)	13mo	$50,000	$51	59
2973 S Elmcrest Ln	0.71mi	3/2.0 (+1)	924 (-6%)	3mo	$125,000	$135	45

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 · 7.52% rent growth · sell at horizon

5-year hold

• IRR: 53.6%
• Equity multiple: 3.52×
• Total profit: $57,739
• Equity at exit: $12,212

10-year hold

• IRR: 60.5%
• Equity multiple: 8.48×
• Total profit: $171,534
• Equity at exit: $7,081

Cash invested: $22,932 (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 83706

• Rents YoY: 7.5%
• Active inventory: 147
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,944 high
• Mortgage (P&I): −$429
• Tax est. 1.5%: −$102 /mo · $1,228/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $969

Break-even live

Break-even rent $716

Max offer price $81,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,026	-5% $998	+0% $969	+5% $941	+10% $913
Rent	-10% $816	-5% $893	+0% $969	+5% $1,046	+10% $1,123
Rate	-1.0pp $1,011	-0.5pp $990	base $969	+0.5pp $948	+1.0pp $927

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: $20,475
• Closing costs: $2,457
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 W Melrose St Boise, ID	3.0	1.0	865	$3,175	$3.67	24d	1	0.10mi
1097 W Melrose St Apt 121 Boise, ID	2.0	1.0	800	$1,250	$1.56	15d	1	0.14mi
1005 W Targee St Unit 1547106P Boise, ID	2.0	1.0	1001	$5,478	$5.47	3d	1	0.22mi
1623 Olympia Dr Boise, ID	2.0	1.0	820	$2,000	$2.44	15d	1	0.45mi
1621 W Olympia Dr Boise, ID	2.0	1.0	820	$2,000	$2.44	15d	1	0.45mi
2112 S Longmont Ave Boise, ID	2.0	2.0	900	$1,800	$2.00	24d	1	0.46mi
1912 W Tendoy Dr Boise, ID	3.0	1.0	1065	$2,340	$2.20	15d	1	0.51mi
776 W Pennsylvania St Boise, ID	2.0	1.0	784	$1,695	$2.16	15d	1	0.54mi
701 W Pennsylvania St Unit 701 Boise, ID	2.0	1.0	900	$1,400	$1.56	4d	1	0.55mi
2034 S Division Ave Boise, ID	2.0	1.0	950	$2,040	$2.15	4d	1	0.66mi
1805 W Overland Rd Boise, ID	1.0	1.0	535	$1,575	$2.94	11d	1	0.75mi
1516 W Sunrise Rim Rd Boise, ID	1.0	1.0	900	$1,600	$1.78	4d	1	0.77mi
2559 W Targee St Boise, ID	2.0	1.0	850	$1,395	$1.64	24d	1	0.81mi
2561 W Targee St Boise, ID	2.0	1.0	850	$1,395	$1.64	24d	1	0.81mi
1938 Priest Pl Unit P1 Boise, ID	1.0	1.0	720	$1,200	$1.67	24d	1	0.82mi
2106 S Vista Ave Unit 2106 102 Boise, ID	2.0	1.0	600	$1,795	$2.99	4d	1	0.86mi
1518 S Vermont Ave Boise, ID	2.0	1.5	928	$1,850	$1.99	24d	1	0.96mi
TBD Cherry Ln Boise, ID	2.0–3.0	1.0–2.0	1125	$1,361	$1.21	15d	1	0.99mi
2219 W Kootenai St Boise, ID	2.0	2.0	779	$1,700	$2.18	22d	1	1.11mi
3165 S Apple St Unit 3115 104 Boise, ID	3.0	2.0	1034	$1,675	$1.62	4d	1	1.18mi
3115 S Apple St Boise, ID	3.0	2.0	1034	$1,675	$1.62	4d	1	1.19mi
1115 Rossi St Boise, ID	1.0	1.0	800	$1,100	$1.38	19d	1	1.19mi
173 E Mallard Dr Boise, ID	1.0	1.0	722	$1,725	$2.39	15d	1	1.26mi
1618 S Loggers Pond Pl Boise, ID	1.0–2.0	1.0–2.0	795	$2,225	$2.80	4d	6	1.38mi
1076 S Denver Ave Boise, ID	2.0	1.0	878	$1,275	$1.45	24d	1	1.40mi
2910 S Holden Ave Boise, ID	2.0	1.0	900	$1,825	$2.03	24d	1	1.48mi
1882 W Belmont Cir Boise, ID	2.0	1.0	870	$1,440	$1.66	4d	1	1.48mi

Listing history 11 events

1. 2026-05-07
   status Pending
2. 2026-04-22
   listed $81,900 Active
3. 2025-03-05
   soldstatus Sold 565-char remark

   Show marketing remark (565 chars)

   Clean and updated home close to Downtown Boise, BSU and quick access to the freeway. Home has been recently updated with new paint and flooring. Jack and Jill bathroom from hall and master bedroom. Bathroom has dual vanities, 2 showers. .. shower and tub/shower. Property is located off Broadway Ave and Linden. Monthly rent is $507 which includes water, sewer and trash. Buyers must also submit an application and be apprroved by Jcs Properties before sale is final. Application includes request for credit report, background check and to be financially qualified.

4. 2025-02-24
   status Pending 565-char remark

   Show marketing remark (565 chars)

   Clean and updated home close to Downtown Boise, BSU and quick access to the freeway. Home has been recently updated with new paint and flooring. Jack and Jill bathroom from hall and master bedroom. Bathroom has dual vanities, 2 showers. .. shower and tub/shower. Property is located off Broadway Ave and Linden. Monthly rent is $507 which includes water, sewer and trash. Buyers must also submit an application and be apprroved by Jcs Properties before sale is final. Application includes request for credit report, background check and to be financially qualified.

5. 2025-02-18
   status Active 565-char remark

   Show marketing remark (565 chars)

   Clean and updated home close to Downtown Boise, BSU and quick access to the freeway. Home has been recently updated with new paint and flooring. Jack and Jill bathroom from hall and master bedroom. Bathroom has dual vanities, 2 showers. .. shower and tub/shower. Property is located off Broadway Ave and Linden. Monthly rent is $507 which includes water, sewer and trash. Buyers must also submit an application and be apprroved by Jcs Properties before sale is final. Application includes request for credit report, background check and to be financially qualified.

6. 2025-01-17
   status Pending 565-char remark

   Show marketing remark (565 chars)

   Clean and updated home close to Downtown Boise, BSU and quick access to the freeway. Home has been recently updated with new paint and flooring. Jack and Jill bathroom from hall and master bedroom. Bathroom has dual vanities, 2 showers. .. shower and tub/shower. Property is located off Broadway Ave and Linden. Monthly rent is $507 which includes water, sewer and trash. Buyers must also submit an application and be apprroved by Jcs Properties before sale is final. Application includes request for credit report, background check and to be financially qualified.

7. 2025-01-01
   status Active 565-char remark

   Show marketing remark (565 chars)

   Clean and updated home close to Downtown Boise, BSU and quick access to the freeway. Home has been recently updated with new paint and flooring. Jack and Jill bathroom from hall and master bedroom. Bathroom has dual vanities, 2 showers. .. shower and tub/shower. Property is located off Broadway Ave and Linden. Monthly rent is $507 which includes water, sewer and trash. Buyers must also submit an application and be apprroved by Jcs Properties before sale is final. Application includes request for credit report, background check and to be financially qualified.

8. 2024-12-30
   status Pending 565-char remark

   Show marketing remark (565 chars)

   Clean and updated home close to Downtown Boise, BSU and quick access to the freeway. Home has been recently updated with new paint and flooring. Jack and Jill bathroom from hall and master bedroom. Bathroom has dual vanities, 2 showers. .. shower and tub/shower. Property is located off Broadway Ave and Linden. Monthly rent is $507 which includes water, sewer and trash. Buyers must also submit an application and be apprroved by Jcs Properties before sale is final. Application includes request for credit report, background check and to be financially qualified.

9. 2024-12-26
   listed $79,000 Active 565-char remark

   Show marketing remark (565 chars)

   Clean and updated home close to Downtown Boise, BSU and quick access to the freeway. Home has been recently updated with new paint and flooring. Jack and Jill bathroom from hall and master bedroom. Bathroom has dual vanities, 2 showers. .. shower and tub/shower. Property is located off Broadway Ave and Linden. Monthly rent is $507 which includes water, sewer and trash. Buyers must also submit an application and be apprroved by Jcs Properties before sale is final. Application includes request for credit report, background check and to be financially qualified.

10. 2008-05-19
    soldstatus
11. 2007-11-09
    listed $19,900

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 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: $23,322
• − Mortgage interest: −$4,588
• − Property taxes: −$1,228
• − Insurance: −$410
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$2,383
• Taxable income: $10,982
• Est. tax owed @ 24.0%: −$2,636
• After-tax cash flow: $8,997/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 — 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): 35,524
• Household income: $82,893
• Rent vs Own: 52.0% rent · 48.0% own
• Severe rent burden: 1732.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Portuguese 3% Slovak 3%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -423.83%
• Current HPI: 361.4012
• Rent YoY: ▲ 7.52%
• 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

+311.6% since first listed

11 events — show timeline

• 2026-05-07 Pending — IMLS
• 2026-04-22 Listed $81,900 IMLS
• 2025-03-05 Sold (MLS) — IMLS
• 2025-02-24 Pending — IMLS
• 2025-02-18 Relisted — IMLS
• 2025-01-17 Pending — IMLS
• 2025-01-01 Relisted — IMLS
• 2024-12-30 Pending — IMLS
• 2024-12-26 Listed $79,000 IMLS
• 2008-05-19 Sold (MLS) — IMLS
• 2007-11-09 Listed $19,900 IMLS