415 E 44th St #9 · Garden City, ID 83714

$67,999

2 bd · 1.0 ba · 728 sqft · Manufactured · 47 Days on market

Built 1973 Est $55k · 25% over

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

Listing remarks MLS

* * * Owner Carry Option * * * Clean and very well taken care of home that is centrally located to everything you will ever need. This home can be moved or stay on the lot for a monthly fee of $700. Enjoy your morning or evenings on the covered porch or by the fire pit, with easy greenbelt access. Sold as-is.

Key facts

• Electric stove
• Laminate countertops
• Garden city setting

Tags

• GARDEN CITY SETTING
• CLEAN AND COMFORTABLE INTERIOR
• CENTRAL AIR CONDITIONING
• BREAKFAST BAR
• LAMINATE COUNTERTOPS
• ELECTRIC STOVE

Property features AI

Exterior

• Utilities: Community water service; Sewer connected; Cable connected; Broadband internet; Public paved road frontage
• Home design: Mobile/manufactured home on a rented lot; Built in 1973
• Construction: Metal roof
• Exterior features: Full wire fencing; Covered patio/deck; Storage shed; Small lot with garden; Located in a mobile home park

Interior

• Kitchen: Refrigerator; Gas range
• Bedrooms: 2 bedrooms (both on main level)
• Bathrooms: 1 bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Master bedroom on main level; Breakfast bar; Laminate counters
• Laundry & utility: Utility room on main level; Gas water heater; Tank water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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: Whittier Elementary School (math 31% / reading 38%, grade F, #272 of 357 statewide, top 80%, 572 students, 99% FRL); Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL) — zoned schools average 63% FRL vs 33% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 445 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $470 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 + 4.9% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,959 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1973 — 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. 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?
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: 2.49% ✓
• Cap rate: 21.59%
• Cash-on-cash: 54.64%
• DSCR: 3.43
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $54,600
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 E 44th St #12	0.00mi	3/1.0 (+1)	720 (-1%)	5mo	$55,000	$76	89
301 E 45th St #18	0.19mi	2/1.0	728 (0%)	24mo	$54,900	$75	72
208 E 44th St #5	0.22mi	2/1.0	672 (-8%)	10mo	$75,000	$112	68
122 W 41st St #2	0.54mi	2/1.0	672 (-8%)	13mo	$115,000	$171	51
3929 Reed St #3	0.56mi	2/1.0	672 (-8%)	14mo	$29,000	$43	50
308 E 48th St Trlr 6	0.58mi	3/1.0 (+1)	684 (-6%)	19mo	$24,900	$36	42
301 E 40th St #17	0.50mi	2/1.0	640 (-12%)	20mo	$43,000	$67	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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 55.0%
• Equity multiple: 3.49×
• Total profit: $47,462
• Equity at exit: $10,139

10-year hold

• IRR: 60.8%
• Equity multiple: 7.64×
• Total profit: $126,354
• Equity at exit: $5,879

Cash invested: $19,040 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $867

Break-even live

Break-even rent $595

Max offer price $67,999

Occupancy floor 44%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4220 N Adams St Garden City, ID	2.0	1.0–2.0	767	$2,333	$3.04	3d	7	0.18mi
385 E 42nd St Garden City, ID	1.0–2.0	1.0–2.0	832	$1,495	$1.80	3d	1	0.22mi
521 E 41st St Garden City, ID	2.0	1.0–2.0	814	$5,000	$6.14	23d	18	0.35mi
4632 N Iota Ln Unit 300 Garden City, ID	1.0	1.0	563	$1,375	$2.44	23d	1	0.36mi
4632 N Iota Ln Unit 200 Garden City, ID	1.0	1.0	563	$1,375	$2.44	19d	1	0.36mi
4633 N Iota Ln Unit 201 Garden City, ID	1.0	1.0	563	$1,375	$2.44	23d	1	0.36mi
331 E 40th St Garden City, ID	2.0	2.0	678	$1,875	$2.77	3d	1	0.46mi
3115 Sycamore Dr Boise, ID	1.0	1.0	454	$1,520	$3.35	23d	1	0.87mi
3304 N Lakeharbor Ln Boise, ID	1.0–3.0	1.0–2.0	1000	$1,935	$1.94	3d	16	0.90mi
1901 N 32nd St Boise, ID	2.0	1.0	616	$1,245	$2.02	23d	1	1.03mi
1680 N Phillippi St Boise, ID	1.0	1.0	450	$1,145	$2.54	23d	1	1.17mi
1677 N Raymond St Boise, ID	1.0	1.0	685	$1,395	$2.04	23d	1	1.40mi
2815 Madison Ave Boise, ID	1.0	1.0	423	$1,240	$2.93	3d	3	1.42mi
7460 W Holbrook Ln Boise, ID	1.0	1.0	674	$1,095	$1.62	23d	1	1.42mi
7479 W Holbrook Ln Boise, ID	1.0	1.0	650	$1,095	$1.68	23d	1	1.44mi
2722 N Retirement Ln Boise, ID	1.0	1.0	590	$1,095	$1.86	23d	1	1.46mi

Listing history 31 events

1. 2026-06-18
   days on market $67,999 Active 47 DOM
2. 2026-06-17
   days on market $67,999 Active 46 DOM
3. 2026-06-16
   days on market $67,999 Active 45 DOM
4. 2026-06-15
   days on market $67,999 Active 44 DOM
5. 2026-06-13
   days on market $67,999 Active 42 DOM
6. 2026-06-10
   days on market $67,999 Active 39 DOM
7. 2026-06-09
   days on market $67,999 Active 38 DOM
8. 2026-06-08
   days on market $67,999 Active 37 DOM
9. 2026-06-07
   days on market $67,999 Active 36 DOM
10. 2026-06-05
    days on market $67,999 Active 33 DOM
11. 2026-06-03
    days on market $67,999 Active 32 DOM
12. 2026-06-03
    days on market $67,999 Active 31 DOM
13. 2026-06-01
    days on market $67,999 Active 30 DOM
14. 2026-05-31
    days on market $67,999 Active 29 DOM
15. 2026-05-02
    historical
16. 2026-05-02
    listed $67,999 Active
17. 2026-03-20
    listed $69,999 Active
18. 2023-08-29
    soldstatus Sold 315-char remark

    Show marketing remark (315 chars)

    * * * Owner Carry Option * * * Clean and very well taken care of home that is centrally located to everything you will ever need. This home can be moved or stay on the lot for a monthly fee of $700. Enjoy your morning or evenings on the covered porch or by the fire pit, with easy greenbelt access. Sold as-is.

19. 2023-08-20
    status Pending 315-char remark

    Show marketing remark (315 chars)

    * * * Owner Carry Option * * * Clean and very well taken care of home that is centrally located to everything you will ever need. This home can be moved or stay on the lot for a monthly fee of $700. Enjoy your morning or evenings on the covered porch or by the fire pit, with easy greenbelt access. Sold as-is.

20. 2023-08-08
    price $40,000 315-char remark

    Show marketing remark (315 chars)

    * * * Owner Carry Option * * * Clean and very well taken care of home that is centrally located to everything you will ever need. This home can be moved or stay on the lot for a monthly fee of $700. Enjoy your morning or evenings on the covered porch or by the fire pit, with easy greenbelt access. Sold as-is.

21. 2023-07-26
    status Active 315-char remark

    Show marketing remark (315 chars)

    * * * Owner Carry Option * * * Clean and very well taken care of home that is centrally located to everything you will ever need. This home can be moved or stay on the lot for a monthly fee of $700. Enjoy your morning or evenings on the covered porch or by the fire pit, with easy greenbelt access. Sold as-is.

22. 2023-07-22
    status Pending 315-char remark

    Show marketing remark (315 chars)

    * * * Owner Carry Option * * * Clean and very well taken care of home that is centrally located to everything you will ever need. This home can be moved or stay on the lot for a monthly fee of $700. Enjoy your morning or evenings on the covered porch or by the fire pit, with easy greenbelt access. Sold as-is.

23. 2023-07-21
    status Active 315-char remark

    Show marketing remark (315 chars)

    * * * Owner Carry Option * * * Clean and very well taken care of home that is centrally located to everything you will ever need. This home can be moved or stay on the lot for a monthly fee of $700. Enjoy your morning or evenings on the covered porch or by the fire pit, with easy greenbelt access. Sold as-is.

24. 2023-07-13
    status Pending 315-char remark

    Show marketing remark (315 chars)

    * * * Owner Carry Option * * * Clean and very well taken care of home that is centrally located to everything you will ever need. This home can be moved or stay on the lot for a monthly fee of $700. Enjoy your morning or evenings on the covered porch or by the fire pit, with easy greenbelt access. Sold as-is.

25. 2023-06-30
    listed $48,000 Active 315-char remark

    Show marketing remark (315 chars)

    * * * Owner Carry Option * * * Clean and very well taken care of home that is centrally located to everything you will ever need. This home can be moved or stay on the lot for a monthly fee of $700. Enjoy your morning or evenings on the covered porch or by the fire pit, with easy greenbelt access. Sold as-is.

26. 2020-02-28
    soldstatus Sold
27. 2020-02-04
    status Pending
28. 2020-01-30
    price $15,000
29. 2020-01-29
    price $16,000
30. 2020-01-11
    price $18,000
31. 2019-12-30
    listed $20,000 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $20,306
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$1,978
• Taxable income: $9,910
• Est. tax owed @ 24.0%: −$2,378
• After-tax cash flow: $8,024/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

+240.0% since first listed

17 events — show timeline

• 2026-05-02 Listing Removed — IMLS
• 2026-05-02 Listed $67,999 IMLS
• 2026-03-20 Listed $69,999 IMLS
• 2023-08-29 Sold (MLS) — IMLS
• 2023-08-20 Pending — IMLS
• 2023-08-08 Price Changed $40,000 IMLS
• 2023-07-26 Relisted — IMLS
• 2023-07-22 Pending — IMLS
• 2023-07-21 Relisted — IMLS
• 2023-07-13 Pending — IMLS
• 2023-06-30 Listed $48,000 IMLS
• 2020-02-28 Sold (MLS) — IMLS
• 2020-02-04 Pending — IMLS
• 2020-01-30 Price Changed $15,000 IMLS
• 2020-01-29 Price Changed $16,000 IMLS
• 2020-01-11 Price Changed $18,000 IMLS
• 2019-12-30 Listed $20,000 IMLS