649 Siver City Dr · Boise City, ID 83713

$105,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 51 Days on market

Built 1976 Good condition Est $160k · 34% under ↓ 17% since listing

---

Why this score? — see what drove the A- 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
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Double manufactured home with 3 bedrooms, 2 bathrooms with 2 bonus rooms or offices. Home has been well taken care. Carport 1-2 cars. Monthly fee is $1095.74 and it includes water and sewer. Buyer is responsible for gas, trash and power.

Key facts

• Parking
• Community pool
• Built 1976

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Carport (covered) with space for 1 vehicle; Total of 1 parking space
• Utilities: Community water service; Sewer connected; Cable connected
• Home design: Mobile/manufactured home on a rented lot
• Construction: Built in 1976; Composition roof
• Exterior features: Full fencing; Manual sprinkler system; Paved road access; Community pool

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Engineered vinyl plank flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Breakfast bar
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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 A — 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); Centennial High School (math 53% / reading 76%, grade B-, #10 of 169 statewide, top 7%, 1,931 students, 22% FRL) — zoned schools average 41% FRL vs 23% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 135 active listings in the ZIP; 10 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.75% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.59%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $159,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 W Driftwood Rd	0.21mi	2/2.0 (-1)	1,728 (+3%)	5mo	$60,000	$35	76
397 Silver City Dr	0.29mi	3/2.0	1,680 (0%)	20mo	$139,900	$83	70
530 N Meadowland Dr	0.05mi	4/2.0 (+1)	1,792 (+7%)	16mo	$89,000	$50	68
631 N Timathy Rd	0.10mi	4/2.0 (+1)	1,512 (-10%)	10mo	$105,000	$69	66
1295 N Timathy Ln	0.13mi	3/2.0	1,560 (-7%)	22mo	$124,900	$80	64
1253 N Samson Ln	0.47mi	3/2.5	1,560 (-7%)	1mo	$175,000	$112	63
11317 W Florence Ln	0.08mi	4/2.0 (+1)	1,512 (-10%)	14mo	$135,000	$89	63
392 Silver City Dr	0.08mi	3/2.0	1,430 (-15%)	11mo	$162,000	$113	62
419 W Driftwood Rd	0.22mi	4/2.0 (+1)	1,458 (-13%)	15mo	$138,000	$95	50
303 Driftwood	0.32mi	3/2.0	1,440 (-14%)	17mo	$189,900	$132	47
700 E Fairview #128	0.66mi	3/2.0	1,500 (-11%)	8mo	$190,000	$127	45
10475 Halstead Dr	0.66mi	2/2.0 (-1)	1,640 (-2%)	20mo	$244,400	$149	44

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: 25.2%
• Equity multiple: 2.06×
• Total profit: $31,073
• Equity at exit: $15,656

10-year hold

• IRR: 33.6%
• Equity multiple: 4.22×
• Total profit: $94,524
• Equity at exit: $9,078

Cash invested: $29,400 (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: 135
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $725

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 56%

Sensitivity live

Price	-10% $798	-5% $761	+0% $725	+5% $689	+10% $652
Rent	-10% $580	-5% $652	+0% $725	+5% $798	+10% $870
Rate	-1.0pp $778	-0.5pp $752	base $725	+0.5pp $698	+1.0pp $670

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11239 W Gabrielle Dr Boise, ID	2.0	2.5	1128	$1,645	$1.46	24d	1	0.12mi
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	3d	4	0.23mi
9993 W Rosecroft Ct #101 Boise, ID	2.0	2.5	1136	$1,575	$1.39	4d	1	0.84mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	24d	1	0.84mi
9846 W Rosecroft Ct #102 Boise, ID	2.0	2.5	1236	$1,545	$1.25	4d	1	0.93mi
2663 N Fastwater Ave Boise, ID	3.0	2.0	1204	$1,795	$1.49	15d	1	1.06mi
11274 W Race St Boise, ID	3.0	2.5	1744	$2,150	$1.23	15d	1	1.13mi
3848 E Presidential Dr Meridian, ID	3.0	3.0	1356	$2,250	$1.66	15d	1	1.22mi
3325 N Covered Wagon Way Boise, ID	3.0	2.0	1200	$2,050	$1.71	24d	1	1.34mi
8973 W Irving St Bldg 6 Boise, ID	3.0	2.5	1524	$2,250	$1.48	15d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $105,000 Active 51 DOM
2. 2026-06-17
   days on market $105,000 Active 50 DOM
3. 2026-06-16
   days on market $105,000 Active 49 DOM
4. 2026-06-15
   days on market $105,000 Active 48 DOM
5. 2026-06-13
   pricedays on market $105,000 Active 46 DOM
6. 2026-06-10
   days on market $120,000 Active 43 DOM
7. 2026-06-09
   days on market $120,000 Active 42 DOM
8. 2026-06-08
   days on market $120,000 Active 41 DOM
9. 2026-06-07
   days on market $120,000 Active 40 DOM
10. 2026-06-03
    days on market $120,000 Active 36 DOM
11. 2026-06-03
    days on market $120,000 Active 35 DOM
12. 2026-06-01
    days on market $120,000 Active 34 DOM
13. 2026-05-31
    days on market $120,000 Active 33 DOM
14. 2026-05-20
    price $120,000
15. 2026-05-11
    price $135,000
16. 2026-04-28
    listed $145,000 Active

ⓘ 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: $22,035
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$3,055
• Taxable income: $7,473
• Est. tax owed @ 24.0%: −$1,794
• After-tax cash flow: $6,906/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 · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with minor cosmetic updates needed. It offers a good investment opportunity with potential for both resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Kitchen countertops — Need cleaning

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Kitchen countertops · Need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

ⓘ 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

-17.2% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $120,000 IMLS
• 2026-05-11 Price Changed $135,000 IMLS
• 2026-04-28 Listed $145,000 IMLS