8048 N Roe Ln · Boise City, ID 83714

$123,000

2 bd · 2.0 ba · 1,092 sqft · Manufactured · 5 Days on market

Built 1994 $550/mo HOA · 30% of rent

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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 +15.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.2/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, Location, Location! Nestled in the hills of NW Boise this 2 bed, 2 bath home of nearly 1100 sq ft has an open floorplan, large kitchen with butcher block island top and plenty of counter workspace and storage. Laundry room comes with washer & dryer and has room for your upright freezer. Master has on suite his and her closets and ceiling fan. Spaces are metered separately for utilities. Private corner lot location with rear yard & patio. Peaceful hillside view in quiet park. This home is "Move-in-ready". Buyers' application must be approved prior to Seller's acceptance. Irrigation water is available thru park manager for seasonal fee. Close to schools, shopp

Key facts

• Rear yard
• Laundry room
• 2 parking spots

Tags

• BUTCHER BLOCK ISLAND TOP
• PLENTY OF COUNTER WORKSPACE
• LAUNDRY ROOM
• ON SUITE HIS AND HER CLOSETS
• PRIVATE CORNER LOT LOCATION
• REAR YARD

Property features AI

Finance

• Other: Private paved road frontage; Small lot (approx. 5999 SF)
• HOA & community: Monthly association fee of $550

Exterior

• Parking: Carport with 2 covered spaces; Finished driveway; Total parking for 2 vehicles
• Utilities: City water service; Sewer connected; Cable connected; Broadband internet
• Home design: Mobile/manufactured home on a rented lot; Built in 1994
• Construction: Frame construction; Composition roof; Builder: Nashua; Year built 1994
• Exterior features: Partial fencing; Garden; Irrigation available; Corner lot; Located in a mobile home park

Interior

• Kitchen: 11 x 12 kitchen on main level; Dishwasher; Disposal; Microwave; Freestanding oven/range; Refrigerator; Laminate and wood/butcher block counters
• Bedrooms: Master bedroom on main level, approx. 14 x 12; Second bedroom on main level, approx. 13 x 13; Total of 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating with forced air and heat pump; Central air conditioning; Electric water heater
• Interior features: Bath in master bedroom; Laminate counters; Wood/butcher block counters
• Laundry & utility: Washer and dryer included; Utility room on main level (approx. 8 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $123k.

Deal economics

• At list price, monthly cash flow is $57 ($686/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Cap rate 6.9% 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: Shadow Hills Elementary (math 33% / reading 46%, grade F, #234 of 357 statewide, top 69%, 445 students, 24% FRL); Riverglen Jr High School (math 33% / reading 56%, grade D, #52 of 109 statewide, top 51%, 540 students, 27% FRL); Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 448 active listings in the ZIP; 12 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 $850 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.50% ✓
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.64×
• Total profit: $-12,389
• Equity at exit: $18,340

10-year hold

• IRR: 3.7%
• Equity multiple: 1.30×
• Total profit: $10,458
• Equity at exit: $10,635

Cash invested: $34,440 (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: 448
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$645
• Tax est. 1.5%: −$154 /mo · $1,845/yr
• Insurance: −$51
• HOA: −$550
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $57

Break-even live

Break-even rent $1,772

Max offer price $123,000

Occupancy floor 92%

Sensitivity live

Price	-10% $142	-5% $100	+0% $57	+5% $15	+10% $-28
Rent	-10% $-89	-5% $-16	+0% $57	+5% $130	+10% $203
Rate	-1.0pp $119	-0.5pp $88	base $57	+0.5pp $25	+1.0pp $-7

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7356 N Lucy Rose Ln Apt 104 Boise, ID	3.0	3.0	1300	$1,895	$1.46	5d	1	0.39mi
7228 W Rygate Dr Boise, ID	3.0	2.5	1395	$2,345	$1.68	25d	1	0.55mi
8255 W Limelight St Boise, ID	1.0	1.0	724	$1,545	$2.13	4d	3	0.80mi
7456 W Limelight Ct Boise, ID	3.0	2.0	1278	$2,095	$1.64	5d	1	0.82mi
9557 W State St Garden City, ID	3.0	2.0	1242	$1,850	$1.49	4d	1	0.91mi
7570 W State St Boise, ID	1.0–4.0	1.0–2.5	1236	$1,817	$1.47	4d	21	1.06mi
5967 N Pierce Park Ln Boise, ID	3.0	2.0	1302	$1,795	$1.38	25d	1	1.31mi
59515953 N Pierce Park Ln Unit 5951 Boise, ID	2.0	1.0	850	$1,450	$1.71	5d	1	1.33mi
6563 W Parapet Dr Rm 1 Boise, ID	1.0	1.0	1400	$875	$0.62	4d	1	1.45mi
5497 N Pierce Park Ln Boise, ID	2.0	1.5	880	$1,445	$1.64	4d	3	1.49mi
5497 N Pierce Park Ln Unit 79-202 Boise, ID	2.0	1.5	880	$1,395	$1.59	16d	1	1.49mi
5497 N Pierce Park Ln Unit 53-101 Boise, ID	2.0	1.5	880	$1,495	$1.70	16d	1	1.49mi

HOA detail

• Monthly dues: $550 · $6,600/yr
• Likely covers: water

Listing history 5 events

1. 2026-06-22
   days on market $123,000 Active 5 DOM
2. 2026-06-19
   remarks 681-char remark
3. 2026-06-18
   days on market $123,000 Active 2 DOM
4. 2026-06-16
   remarks 657-char remark
5. 2026-06-16
   listed $123,000 Active 1 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,135
• − Mortgage interest: −$6,890
• − Property taxes: −$1,845
• − Insurance: −$615
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − HOA: −$6,600
• − Depreciation: −$3,578
• Taxable loss: −$935
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $910/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): 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

+461.6% since first listed

3 events — show timeline

• 2026-06-16 Listed $123,000 IMLS
• 2015-07-21 Listed $36,000 IMLS
• 2011-03-14 Listed $21,900 IMLS