7955 W Rapidan · Garden City, ID 83714

$149,500

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 24 Days on market

Built 1991 Good condition

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 3 bed 2 bath manufactured home located in Shenandoah Estates. Fully renovated throughout! Exterior updates include a new 30 year roof, fresh paint, new Trex deck front and back porches, new skylight, new carport cover, new A/C, new exterior glass door and all new double pane windows. Interior updates include new trim molding, fresh paint, bathrooms completely renovated with refinished cabinets and new faucets. Kitchen renovated with new faucets and new disposal. New vinyl flooring in kitchen, living room, bathrooms & laundry room. Low maintenance, nice rock landscaping. Gated community $600 month lot fees.

Key facts

• Gated community
• Fully renovated
• Bright open layout

Tags

• UPDATED HOME
• GATED COMMUNITY
• FULLY RENOVATED
• BRIGHT OPEN LAYOUT
• REFINISHED CABINETRY
• NEW FAUCETS

Property features AI

Finance

• HOA & community: Located in an Over-55 community (mobile home park)

Exterior

• Parking: Covered carport for 2 vehicles; Finished driveway
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot
• Construction: Built in 1991; Composition roof
• Exterior features: Covered patio/deck; Skylights; Storage shed; Sidewalks; Automatic sprinkler system / Full sprinkler system; Paved road access; Located in a mobile home park within an Over-55 community

Interior

• Kitchen: Kitchen on main level (approx. 11 x 8); Dishwasher; Disposal; Microwave; Freestanding oven/range
• Bedrooms: 3 bedrooms, all on the main level (Primary: 13 x 12; Bedroom 2: 11 x 11; Bedroom 3: 12 x 12)
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Primary bedroom on the main level with an attached bath; Split bedroom layout; Breakfast bar
• Laundry & utility: Utility room on main level (approx. 7 x 5); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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.
• Market conditions: Rents rising fast (+4.9%/yr); 445 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $147,257 (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. 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?
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: 1.34% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.75%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $92,160
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5668 Bullrun Ln	0.06mi	3/2.0	1,148 (-0%)	8mo	$119,900	$104	90
5717 N Fairfax Ln	0.05mi	2/2.0 (-1)	1,144 (-1%)	22mo	$118,500	$104	73
5373 N North Glen Ln	0.62mi	3/2.0	1,216 (+6%)	3mo	$95,000	$78	59
5511 Glenbrier Ln	0.47mi	2/2.0 (-1)	1,248 (+8%)	11mo	$127,000	$102	50
5388 N Glencrest Ln	0.57mi	2/2.0 (-1)	1,245 (+8%)	11mo	$99,900	$80	46
6971 Garden Glen Ln	0.55mi	2/2.0 (-1)	1,056 (-8%)	18mo	$69,500	$66	41
5504 Glencrest Ln	0.61mi	2/2.0 (-1)	1,044 (-9%)	18mo	$69,900	$67	36
5307 N Glen	0.64mi	2/2.0 (-1)	1,296 (+12%)	20mo	$97,900	$76	28

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: 8.7%
• Equity multiple: 1.35×
• Total profit: $14,625
• Equity at exit: $22,291

10-year hold

• IRR: 19.5%
• Equity multiple: 2.77×
• Total profit: $74,269
• Equity at exit: $12,926

Cash invested: $41,860 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,003 high
• Mortgage (P&I): −$784
• Tax est. 1.5%: −$187 /mo · $2,242/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $549

Break-even live

Break-even rent $1,308

Max offer price $149,500

Occupancy floor 68%

Sensitivity live

Price	-10% $653	-5% $601	+0% $549	+5% $498	+10% $446
Rent	-10% $391	-5% $470	+0% $549	+5% $628	+10% $707
Rate	-1.0pp $625	-0.5pp $587	base $549	+0.5pp $511	+1.0pp $471

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7570 W State St Boise, ID	1.0–4.0	1.0–2.5	1236	$2,183	$1.77	3d	21	0.26mi
7456 W Limelight Ct Boise, ID	3.0	2.0	1278	$2,095	$1.64	4d	1	0.47mi
6200 N River Pointe Ln Garden City, ID	1.0–3.0	1.0–2.0	1000	$3,157	$3.16	3d	8	0.69mi
7356 N Lucy Rose Ln Apt 104 Boise, ID	3.0	3.0	1300	$1,895	$1.46	4d	1	0.83mi
5497 N Pierce Park Ln Boise, ID	2.0	1.5	880	$1,445	$1.64	3d	3	0.84mi
5497 N Pierce Park Ln Unit 79-202 Boise, ID	2.0	1.5	880	$1,395	$1.59	15d	1	0.84mi
5497 N Pierce Park Ln Unit 53-101 Boise, ID	2.0	1.5	880	$1,495	$1.70	15d	1	0.84mi
6473 W Parapet Dr Unit 1 Boise, ID	4.0	2.5	1396	$2,300	$1.65	4d	1	0.88mi
6589 W Lucky Ln Boise, ID	2.0	2.0	1025	$1,450	$1.41	20d	1	0.92mi
5967 N Pierce Park Ln Boise, ID	3.0	2.0	1302	$1,795	$1.38	24d	1	0.92mi
7228 W Rygate Dr Boise, ID	3.0	2.5	1395	$2,345	$1.68	24d	1	0.94mi
59515953 N Pierce Park Ln Unit 5951 Boise, ID	2.0	1.0	850	$1,450	$1.71	4d	1	0.94mi
9557 W State St Garden City, ID	3.0	2.0	1242	$1,850	$1.49	3d	1	0.95mi
6474 W Lucky Ln Unit 12202 Boise, ID	2.0	2.0	1100	$1,500	$1.36	24d	1	1.00mi
4807 N Fortune Ln Unit 201 Boise, ID	2.0	2.0	925	$1,245	$1.35	15d	1	1.01mi
6103 W State St Unit 6103-12 Boise, ID	2.0	1.0	825	$1,350	$1.64	24d	1	1.38mi
6043 W Port Pl Unit 104 Boise, ID	2.0	2.0	950	$1,345	$1.42	4d	1	1.41mi

Listing history 5 events

1. 2026-05-16
   status Pending
2. 2026-04-22
   listed $149,500 Active
3. 2021-11-04
   soldstatus Sold 635-char remark

   Show marketing remark (635 chars)

   Well maintained 3 bed 2 bath manufactured home located in Shenandoah Estates. Fully renovated throughout! Exterior updates include a new 30 year roof, fresh paint, new Trex deck front and back porches, new skylight, new carport cover, new A/C, new exterior glass door and all new double pane windows. Interior updates include new trim molding, fresh paint, bathrooms completely renovated with refinished cabinets and new faucets. Kitchen renovated with new faucets and new disposal. New vinyl flooring in kitchen, living room, bathrooms & laundry room. Low maintenance, nice rock landscaping. Gated community $600 month lot fees.

4. 2021-10-11
   status Pending 635-char remark

   Show marketing remark (635 chars)

   Well maintained 3 bed 2 bath manufactured home located in Shenandoah Estates. Fully renovated throughout! Exterior updates include a new 30 year roof, fresh paint, new Trex deck front and back porches, new skylight, new carport cover, new A/C, new exterior glass door and all new double pane windows. Interior updates include new trim molding, fresh paint, bathrooms completely renovated with refinished cabinets and new faucets. Kitchen renovated with new faucets and new disposal. New vinyl flooring in kitchen, living room, bathrooms & laundry room. Low maintenance, nice rock landscaping. Gated community $600 month lot fees.

5. 2021-10-08
   listed $139,900 Active 635-char remark

   Show marketing remark (635 chars)

   Well maintained 3 bed 2 bath manufactured home located in Shenandoah Estates. Fully renovated throughout! Exterior updates include a new 30 year roof, fresh paint, new Trex deck front and back porches, new skylight, new carport cover, new A/C, new exterior glass door and all new double pane windows. Interior updates include new trim molding, fresh paint, bathrooms completely renovated with refinished cabinets and new faucets. Kitchen renovated with new faucets and new disposal. New vinyl flooring in kitchen, living room, bathrooms & laundry room. Low maintenance, nice rock landscaping. Gated community $600 month lot fees.

ⓘ 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: $24,036
• − Mortgage interest: −$8,374
• − Property taxes: −$2,242
• − Insurance: −$748
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$4,349
• Taxable income: $4,477
• Est. tax owed @ 24.0%: −$1,075
• After-tax cash flow: $5,516/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, fully renovated manufactured home in Shenandoah Estates offers a bright, open layout with updated interiors and exterior. It is move-in ready and ready to be enjoyed by new owners.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint — refreshes the home's appearance and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint — refreshes the home's appearance 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: 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

+6.9% since first listed

5 events — show timeline

• 2026-05-16 Pending — IMLS
• 2026-04-22 Listed $149,500 IMLS
• 2021-11-04 Sold (MLS) — IMLS
• 2021-10-11 Pending — IMLS
• 2021-10-08 Listed $139,900 IMLS