2247 E Blue Lake Ln · Boise City, ID 83716

$247,900

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 5 Days on market

Built 2017 Est $176k · 41% over

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Why this score? — see what drove the D+ 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 +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Schools +4.2/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Waterfront living in Boise! This newer manufactured home offers a rare combination of modern comfort, thoughtful upgrades, and beautiful outdoor living. Enjoy peaceful water views from your professionally landscaped backyard retreat, featuring premium landscaping and plenty of space to relax or entertain. Inside, you'll find abundant storage, custom shelving, upgraded window shades, and numerous improvements throughout. Move-in ready and meticulously maintained, this home delivers low-maintenance living with a luxury feel in a desirable Boise location.

Key facts

• Custom shelving
• Built 2017
• Listed 5 days

Tags

• CUSTOM SHELVING
• UPGRADED WINDOW SHADES
• LOW-MAINTENANCE LIVING
• DESIRABLE BOISE LOCATION

Property features AI

Finance

• Other: Annual taxes listed (excluded from detailed financial section)

Exterior

• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot
• Construction: Built in 2017; Wood roof
• Exterior features: Vinyl fencing; Waterfront property; Located in a mobile home park

Interior

• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Bathroom in the master bedroom; Master bedroom on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $248k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $248k).
• Cap rate 8.5% 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 D — 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: Timberline High School (math 53% / reading 74%, grade B-, #14 of 169 statewide, top 8%, 1,398 students, 10% FRL) — zoned schools average 10% FRL vs 33% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 49% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Boise Independent District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.8%/yr); 328 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 + 4.8% rent growth), your $69k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 $247,900

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $176,000
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2312 Blue Lake Lane #70 #70	0.05mi	3/2.0	1,493 (-7%)	4mo	$151,000	$101	83
8426 Blue Heaven #149 #149	0.17mi	4/2.0 (+1)	1,536 (-4%)	3mo	$144,200	$94	78
1984 Blue Spruce Lane #170 Ln	0.14mi	3/2.0	1,512 (-6%)	9mo	$174,000	$115	77
8533 Blue Hill Lane #134 #134	0.17mi	3/2.0	1,493 (-7%)	6mo	$174,000	$117	76
2309 Blue Sage Lane #96 Ln	0.13mi	3/2.0	1,492 (-7%)	10mo	$179,000	$120	75
8283 Blue Heaven	0.20mi	3/2.0	1,512 (-6%)	10mo	$165,000	$109	73
2319 Blue Sage Lane #94 Ln	0.14mi	3/2.0	1,493 (-7%)	12mo	$164,000	$110	72
8272 Blue Ridge Lane #19 Ln	0.08mi	3/2.0	1,438 (-10%)	17mo	$199,850	$139	66
8255 Blue Ridge Lane #6 Ln	0.04mi	3/2.0	1,368 (-14%)	10mo	$150,000	$110	66
8426 S Blue Heaven Ln	0.17mi	4/2.0 (+1)	1,440 (-10%)	9mo	$149,900	$104	63
8433 Blue Heaven Ln	0.19mi	3/2.0	1,404 (-12%)	10mo	$140,000	$100	62

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 · 4.78% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-6,500
• Equity at exit: $36,963

10-year hold

• IRR: 9.1%
• Equity multiple: 1.76×
• Total profit: $52,621
• Equity at exit: $21,434

Cash invested: $69,412 (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 83716

• Home prices YoY: -22.8%
• Rents YoY: 4.8%
• Active inventory: 328
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,738 medium
• Mortgage (P&I): −$1,300
• Tax est. 1.5%: −$310 /mo · $3,718/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $450

Break-even live

Break-even rent $2,169

Max offer price $247,900

Occupancy floor 79%

Sensitivity live

Price	-10% $621	-5% $535	+0% $450	+5% $364	+10% $278
Rent	-10% $233	-5% $342	+0% $450	+5% $558	+10% $666
Rate	-1.0pp $575	-0.5pp $513	base $450	+0.5pp $385	+1.0pp $320

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: $61,975
• Closing costs: $7,437
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $247,900 Pending 5 DOM
2. 2026-06-05
   days on market $247,900 Active 4 DOM
3. 2026-06-03
   days on market $247,900 Active 3 DOM
4. 2026-06-03
   days on market $247,900 Active 2 DOM
5. 2026-06-01
   remarks 558-char remark
6. 2026-06-01
   listed $247,900 Active 1 DOM

ⓘ 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: $32,853
• − Mortgage interest: −$13,886
• − Property taxes: −$3,718
• − Insurance: −$1,240
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − Depreciation: −$7,212
• Taxable income: $1,541
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $5,026/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): 21,402
• Household income: $128,822
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 408.0

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 (77%)
• Race & ethnicity: White 77% Asian 9% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 6% Portuguese 2% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 4% Chinese 2% Other Asian/Pacific 2%

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: ▼ -97.80%
• Current HPI: 332.0696
• Rent YoY: ▲ 4.78%
• 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

+598.3% since first listed

3 events — show timeline

• 2026-05-31 Listed $247,900 IMLS
• 2010-03-31 Listed $29,975 IMLS
• 2003-08-28 Listed $35,500 IMLS