7701 W Ustick Rd Spc 14 · Boise City, ID 83646

$75,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 48 Days on market

Built 1973 Good condition Est $64k · 17% over

---

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
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, affordable living in Boise’s desirable westside! This well-maintained, remodeled 2-bedroom, 1-bath home with NEW WINDOWS offers comfort, convenience, and value all in one. Inside, you’ll find a bright, inviting living space with an open layout that maximizes every square foot. The updated kitchen features ample cabinetry and counter space, perfect for daily living or entertaining. Both bedrooms are comfortably sized, and a dedicated laundry area adds everyday convenience. Outside, enjoy a fully fenced yard—ideal for privacy, pets, or relaxing. A large NEW storage shed provides extra space for tools and gear, while the covered patio offers shade on hot summ

Key facts

• Covered patio
• Updated kitchen
• Fully fenced yard

Tags

• NEW WINDOWS
• UPDATED KITCHEN
• DEDICATED LAUNDRY AREA
• FULLY FENCED YARD
• LARGE NEW STORAGE SHED
• COVERED PATIO

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Located in Flying H Ranch mobile home park

Exterior

• Parking:
• Security:
• Utilities: City water service; Sewer connected; Cable connected; Broadband internet
• Home design: Mobile/manufactured home (rented lot)
• Construction: Metal siding; Built in 1973; Other roof
• Exterior features: Full wood fencing; Covered patio/deck; Storage shed; Garden

Interior

• Kitchen: Dishwasher; Microwave; Freestanding oven/range; Gas range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Vinyl sheet; Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Main-level primary bedroom; Pantry; Laminate countertops
• Laundry & utility: Gas water heater; Tank water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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 C — 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: Mountain View Elementary School (math 42% / reading 47%, grade F, #199 of 357 statewide, top 59%, 312 students, 31% FRL); Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 893 active listings in the ZIP; 11 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).
• This rent is only 17% of the median local income ($103k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 + 4.2% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. 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: 1.91% ✓
• Cap rate: 16.07%
• Cash-on-cash: 34.92%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $64,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7701 W Ustick Rd #59 #59	0.15mi	2/1.0	720 (0%)	6mo	$53,000	$74	88
7701 W Ustick Rd #100	0.00mi	2/2.0	672 (-7%)	10mo	$59,900	$89	76
7701 W Ustick Rd Spc 70 Rd	0.00mi	2/1.0	672 (-7%)	22mo	$69,900	$104	71

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 · 4.21% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 2.36×
• Total profit: $28,545
• Equity at exit: $11,183

10-year hold

• IRR: 39.6%
• Equity multiple: 4.93×
• Total profit: $82,462
• Equity at exit: $6,485

Cash invested: $21,000 (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 83646

• Home prices YoY: -33.6%
• Rents YoY: 4.2%
• Active inventory: 893
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $611

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 52%

Sensitivity live

Price	-10% $663	-5% $637	+0% $611	+5% $585	+10% $559
Rent	-10% $498	-5% $555	+0% $611	+5% $667	+10% $724
Rate	-1.0pp $649	-0.5pp $630	base $611	+0.5pp $592	+1.0pp $572

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 N Retirement Ln Boise, ID	1.0	1.0	590	$1,095	$1.86	24d	1	0.26mi
7460 W Holbrook Ln Boise, ID	1.0	1.0	674	$1,095	$1.62	24d	1	0.30mi
7479 W Holbrook Ln Boise, ID	1.0	1.0	650	$1,095	$1.68	24d	1	0.31mi
1677 N Raymond St Boise, ID	1.0	1.0	685	$1,395	$2.04	24d	1	1.14mi
4633 N Iota Ln Unit 201 Garden City, ID	1.0	1.0	563	$1,375	$2.44	24d	1	1.20mi
4632 N Iota Ln Unit 200 Garden City, ID	1.0	1.0	563	$1,375	$2.44	20d	1	1.20mi
4632 N Iota Ln Unit 300 Garden City, ID	1.0	1.0	563	$1,375	$2.44	24d	1	1.20mi
1428 N Raymond St Unit 1408 104 Boise, ID	1.0	1.0	740	$1,195	$1.61	24d	1	1.28mi
1408 N Raymond St Boise, ID	1.0	1.0	740	$1,195	$1.61	24d	1	1.31mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$1,920	$2.02	3d	14	1.48mi
1105 N Liberty St Boise, ID	1.0–2.0	1.0	727	$1,949	$2.68	15d	4	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $75,000 Active 48 DOM
2. 2026-06-17
   days on market $75,000 Active 47 DOM
3. 2026-06-16
   days on market $75,000 Active 46 DOM
4. 2026-06-15
   days on market $75,000 Active 45 DOM
5. 2026-06-13
   days on market $75,000 Active 43 DOM
6. 2026-06-10
   days on market $75,000 Active 40 DOM
7. 2026-06-09
   days on market $75,000 Active 39 DOM
8. 2026-06-08
   days on market $75,000 Active 38 DOM
9. 2026-06-07
   days on market $75,000 Active 37 DOM
10. 2026-06-05
    days on market $75,000 Active 34 DOM
11. 2026-06-03
    days on market $75,000 Active 33 DOM
12. 2026-06-03
    days on market $75,000 Active 32 DOM
13. 2026-06-01
    days on market $75,000 Active 31 DOM
14. 2026-05-31
    days on market $75,000 Active 30 DOM
15. 2026-05-06
    status Active
16. 2026-04-24
    status Pending
17. 2026-04-20
    listed $75,000 Active
18. 2024-06-17
    historical
19. 2024-05-17
    listed $79,900 Active
20. 2023-01-20
    historical
21. 2023-01-11
    listed $60,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $17,154
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$2,182
• Taxable income: $6,527
• Est. tax owed @ 24.0%: −$1,566
• After-tax cash flow: $5,766/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 well-maintained, remodeled 2-bedroom, 1-bath home offers a bright, inviting living space with updated kitchen and bathrooms. The property is move-in ready with a fully fenced yard and covered patio.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both new flooring in bathrooms — improves aesthetics and functionality
• Both new lighting fixtures — enhances curb appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both new flooring in bathrooms — improves aesthetics and functionality ↑
• Both new lighting fixtures — enhances curb appeal and functionality ↑

ⓘ 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: 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): 76,023
• Household income: $102,861
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 1017.0

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% Two or more races 10% Hispanic / Latino 9% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Portuguese 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -161.13%
• Current HPI: 318.2697
• Rent YoY: ▲ 4.21%
• 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

+25.0% since first listed

7 events — show timeline

• 2026-05-06 Relisted — IMLS
• 2026-04-24 Pending — IMLS
• 2026-04-20 Listed $75,000 IMLS
• 2024-06-17 Listing Removed — IMLS
• 2024-05-17 Listed $79,900 IMLS
• 2023-01-20 Listing Removed — IMLS
• 2023-01-11 Listed $60,000 IMLS