8278 Blue Ridge Ln #20 · Boise City, ID 83716

$165,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 71 Days on market

Built 2022 Good condition Est $172k · at est. ↓ 6% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Covered front porch, beveled glass front door, fenced, new shed, in beautiful, quiet Blue Valley MHP. New home has open living layout, lots of open space and large windows, upgraded stainless steel appliances; refrigerator, gas range, vent hood/microwave and dishwasher. Blue Valley is in SE Boise, enjoy less traffic, easy access to downtown, airport, shopping and Lucky Peak Reservoir is minutes away! Lot rent $510

Key facts

• Covered front porch
• Vinyl fenced yard
• Neighborhood pond

Tags

• OUTDOOR SPACE
• NEIGHBORHOOD POND
• COVERED FRONT PORCH
• OPEN-CONCEPT LAYOUT
• EXPANSIVE WINDOWS
• VINYL FENCED YARD

Property features AI

Exterior

• Parking: Carport (1 space); 1 covered parking space; Finished driveway
• Utilities: City and community water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 2022; Private road frontage
• Construction: Composition roof
• Exterior features: Full vinyl fencing; Covered patio/deck; Storage shed; Sidewalks; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Microwave; Freestanding range/oven; Refrigerator; Disposal
• Bedrooms: 3 bedrooms — all on the main level
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom with en-suite bath; Double vanity in bath; Walk-in closet(s); Breakfast bar; Pantry
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 B — 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: White Pine Elementary School (math 48% / reading 54%, grade C-, #140 of 357 statewide, top 40%, 548 students, 23% FRL); Les Bois Junior High School (math 45% / reading 60%, grade C+, #25 of 109 statewide, top 23%, 705 students, 15% FRL); Timberline High School (math 53% / reading 74%, grade B-, #14 of 169 statewide, top 8%, 1,398 students, 10% FRL) — zoned schools average 16% FRL vs 33% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 333 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.66% ✓
• Cap rate: 13.73%
• Cash-on-cash: 26.57%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $172,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2312 Blue Lake Lane #70 #70	0.12mi	3/2.0	1,493 (-5%)	4mo	$151,000	$101	83
8426 Blue Heaven #149 #149	0.18mi	4/2.0 (+1)	1,536 (-2%)	3mo	$144,200	$94	81
1984 Blue Spruce Lane #170 Ln	0.17mi	3/2.0	1,512 (-4%)	9mo	$174,000	$115	79
8283 Blue Heaven	0.17mi	3/2.0	1,512 (-4%)	10mo	$165,000	$109	78
8533 Blue Hill Lane #134 #134	0.21mi	3/2.0	1,493 (-5%)	6mo	$174,000	$117	78
2309 Blue Sage Lane #96 Ln	0.22mi	3/2.0	1,492 (-5%)	10mo	$179,000	$120	74
2319 Blue Sage Lane #94 Ln	0.22mi	3/2.0	1,493 (-5%)	12mo	$164,000	$110	71
8287 S Blue Rim Lane #22 Ln	0.06mi	3/2.0	1,344 (-14%)	6mo	$169,900	$126	69
8255 Blue Ridge Lane #6 Ln	0.05mi	3/2.0	1,368 (-13%)	10mo	$150,000	$110	68
8426 S Blue Heaven Ln	0.18mi	4/2.0 (+1)	1,440 (-8%)	9mo	$149,900	$104	65
8433 Blue Heaven Ln	0.21mi	3/2.0	1,404 (-10%)	10mo	$140,000	$100	65
8550 Blue Hill Ln. #127 Ln	0.21mi	3/2.0	1,344 (-14%)	17mo	$184,999	$138	53

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: 22.4%
• Equity multiple: 1.94×
• Total profit: $43,446
• Equity at exit: $24,602

10-year hold

• IRR: 31.6%
• Equity multiple: 4.10×
• Total profit: $143,131
• Equity at exit: $14,266

Cash invested: $46,200 (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: 333
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,738 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $1,023

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,137	-5% $1,080	+0% $1,023	+5% $966	+10% $909
Rent	-10% $807	-5% $915	+0% $1,023	+5% $1,131	+10% $1,239
Rate	-1.0pp $1,106	-0.5pp $1,065	base $1,023	+0.5pp $980	+1.0pp $937

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $165,000 Active 71 DOM
2. 2026-06-18
   days on market $165,000 Active 68 DOM
3. 2026-06-17
   days on market $165,000 Active 67 DOM
4. 2026-06-16
   days on market $165,000 Active 66 DOM
5. 2026-06-15
   days on market $165,000 Active 65 DOM
6. 2026-06-13
   days on market $165,000 Active 63 DOM
7. 2026-06-10
   days on market $165,000 Active 60 DOM
8. 2026-06-09
   days on market $165,000 Active 59 DOM
9. 2026-06-08
   days on market $165,000 Active 58 DOM
10. 2026-06-07
    pricedays on market $165,000 Active 57 DOM
11. 2026-06-05
    days on market $185,000 Active 54 DOM
12. 2026-06-03
    days on market $185,000 Active 53 DOM
13. 2026-06-03
    days on market $185,000 Active 52 DOM
14. 2026-06-01
    days on market $185,000 Active 51 DOM
15. 2026-05-31
    days on market $185,000 Active 50 DOM
16. 2026-04-11
    listed $185,000 Active
17. 2023-03-17
    soldstatus Sold 417-char remark

    Show marketing remark (417 chars)

    Covered front porch, beveled glass front door, fenced, new shed, in beautiful, quiet Blue Valley MHP. New home has open living layout, lots of open space and large windows, upgraded stainless steel appliances; refrigerator, gas range, vent hood/microwave and dishwasher. Blue Valley is in SE Boise, enjoy less traffic, easy access to downtown, airport, shopping and Lucky Peak Reservoir is minutes away! Lot rent $510

18. 2023-02-08
    status Pending 417-char remark

    Show marketing remark (417 chars)

    Covered front porch, beveled glass front door, fenced, new shed, in beautiful, quiet Blue Valley MHP. New home has open living layout, lots of open space and large windows, upgraded stainless steel appliances; refrigerator, gas range, vent hood/microwave and dishwasher. Blue Valley is in SE Boise, enjoy less traffic, easy access to downtown, airport, shopping and Lucky Peak Reservoir is minutes away! Lot rent $510

19. 2022-10-31
    listed $196,500 Active 417-char remark

    Show marketing remark (417 chars)

    Covered front porch, beveled glass front door, fenced, new shed, in beautiful, quiet Blue Valley MHP. New home has open living layout, lots of open space and large windows, upgraded stainless steel appliances; refrigerator, gas range, vent hood/microwave and dishwasher. Blue Valley is in SE Boise, enjoy less traffic, easy access to downtown, airport, shopping and Lucky Peak Reservoir is minutes away! Lot rent $510

ⓘ 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: $32,859
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,629
• − Management: −$2,629
• − Depreciation: −$4,800
• Taxable income: $10,259
• Est. tax owed @ 24.0%: −$2,462
• After-tax cash flow: $9,813/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 home is in good condition with a good exterior and interior. It has a good location and is move-in ready. It has a good potential for value increase with some cosmetic upgrades.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Upgrading the flooring — Upgrading the flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Upgrading the kitchen appliances can improve the functionality and appeal of the kitchen.
• Both Upgrading the bathroom fixtures — Upgrading the bathroom fixtures can improve the functionality and appeal of the bathroom.
• Both Upgrading the HVAC system — Upgrading the HVAC system can improve the comfort and energy efficiency of the home.
• Both Upgrading the exterior lighting — Upgrading the exterior lighting can improve the curb appeal and safety of the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Upgrading the flooring — Upgrading the flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Upgrading the kitchen appliances can improve the functionality and appeal of the kitchen. ↑
• Both Upgrading the bathroom fixtures — Upgrading the bathroom fixtures can improve the functionality and appeal of the bathroom. ↑
• Both Upgrading the HVAC system — Upgrading the HVAC system can improve the comfort and energy efficiency of the home. ↑
• Both Upgrading the exterior lighting — Upgrading the exterior lighting can improve the curb appeal and safety of the home. ↑

ⓘ 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): 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

-5.9% since first listed

4 events — show timeline

• 2026-04-11 Listed $185,000 IMLS
• 2023-03-17 Sold (MLS) — IMLS
• 2023-02-08 Pending — IMLS
• 2022-10-31 Listed $196,500 IMLS