5209 W Targee St #5 · Boise City, ID 83705

$70,000

2 bd · 1.0 ba · 924 sqft · Manufactured · 19 Days on market

Built 1980 Good condition Est $76k · 8% under

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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
• ARV discount +10.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOW-COST, STRESS-FREE lifestyle in a well-maintained park. Affordability meets convenience with this home located in Boise's Country Club Park. Located on the Boise Bench with access to shopping, dining, and the interstate. Recently painted, featuring new HVAC, new water heater, new plumbing and new circuit breaker. Kitchen includes LG 5-Burner stove top/oven, refrigerator, and dishwasher. Relax on the over-sized, covered deck. Storage shed included. This well-established, pet-friendly park offers comfortable living in a central location. Lot rent is $800 per month and includes water/trash. Carport and second parking space!

Key facts

• New plumbing
• New hvac
• New water heater

Tags

• NEW HVAC
• NEW WATER HEATER
• NEW PLUMBING
• NEW CIRCUIT BREAKER
• LG 5-BURNER STOVE TOP
• OVER-SIZED COVERED DECK

Property features AI

Finance

• Other: Builder: Hacienda; Property subtype: Mobile/Manu Rented Lot; Current use: Mobile Home Park
• HOA & community: Located in Country Club Boise community

Exterior

• Parking: Carport with 2 covered spaces
• Utilities: City water service; Sewer connected; Cable connected; Electric service
• Home design: Mobile/manufactured home on a rented lot; Single-story; Built in 1980; Facing direction not specified
• Construction: Metal siding; Metal roof; Built in 1980
• Exterior features: Paved road access; Located in a mobile home park

Interior

• Kitchen: Kitchen on main level (approx. 14 x 9); Dishwasher; Disposal; Oven/Range (freestanding)
• Bedrooms: 2 bedrooms (both on main level) — Primary approx. 14 x 12, Second approx. 11 x 11
• Flooring: Carpet; Laminate
• Bathrooms: 1 bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Master bedroom on main level; Family room; Laminate counters
• Laundry & utility: Washer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.0% 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: Hillcrest Elementary School (math 27% / reading 32%, grade F, #306 of 357 statewide, top 88%, 280 students, 71% FRL); South Junior High School (math 27% / reading 41%, grade F, #86 of 109 statewide, top 79%, 565 students, 44% FRL); Borah Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,289 students, 25% FRL).
• Zoned-school proficiency averages 36% at this address vs 49% district-wide (-13 pts) — the specific schools serving this property underperform the Boise Independent District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.4%/yr); 136 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $484 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 + 7.4% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,950 (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. 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.
3. 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.
4. 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: 2.10% ✓
• Cap rate: 17.95%
• Cash-on-cash: 41.64%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $75,768
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5209 W Targee St #17	0.02mi	2/1.0	924 (0%)	4mo	$55,000	$60	96
2316 S Naclerio Ln	0.07mi	2/2.0	924 (0%)	12mo	$99,900	$108	83
5209 W Targee St #18 St	0.02mi	2/2.0	980 (+6%)	10mo	$79,000	$81	76
2263 Naclerio Ln	0.04mi	3/1.5 (+1)	980 (+6%)	17mo	$79,900	$82	67

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 · 7.38% rent growth · sell at horizon

5-year hold

• IRR: 43.2%
• Equity multiple: 2.98×
• Total profit: $38,772
• Equity at exit: $10,437

10-year hold

• IRR: 51.2%
• Equity multiple: 7.13×
• Total profit: $120,078
• Equity at exit: $6,052

Cash invested: $19,600 (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 83705

• Rents YoY: 7.4%
• Active inventory: 136
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $680

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 49%

Sensitivity live

Price	-10% $728	-5% $704	+0% $680	+5% $656	+10% $632
Rent	-10% $564	-5% $622	+0% $680	+5% $738	+10% $796
Rate	-1.0pp $715	-0.5pp $698	base $680	+0.5pp $662	+1.0pp $643

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2175 S Curtis Rd Unit 2175 Boise, ID	2.0	1.0	842	$1,695	$2.01	5d	1	0.36mi
5140 W Kootenai St Unit 10 Boise, ID	1.0	1.0	560	$1,045	$1.87	25d	1	0.83mi
4213 W Clark St Boise, ID	2.0	1.0	754	$1,750	$2.32	25d	1	0.91mi
4980 W Camas St Boise, ID	1.0	1.0	576	$1,095	$1.90	25d	1	0.96mi
952 S Curtis Rd Boise, ID	2.0	1.5	912	$1,650	$1.81	5d	1	1.00mi
5938 W Camas Ln Boise, ID	2.0	1.0	768	$1,210	$1.58	4d	1	1.01mi
4840 Blaser Cir Boise, ID	2.0	1.0	925	$1,425	$1.54	20d	1	1.01mi
811 S Phillippi St Unit 811 Boise, ID	2.0	1.0	915	$1,195	$1.31	25d	1	1.04mi
6733 W Overland Rd Unit 102 Overland Boise, ID	2.0	2.0	900	$1,495	$1.66	13d	1	1.05mi
223 S Phillippi St Boise, ID	2.0	1.0	1050	$1,375	$1.31	25d	1	1.39mi
227 S Orchard St Boise, ID	2.0	2.0	993	$1,428	$1.44	4d	1	1.42mi
5453 W Franklin Rd Boise, ID	1.0	1.0	580	$1,324	$2.28	4d	2	1.43mi
3916 W Albion St Boise, ID	2.0	1.0	900	$1,400	$1.56	25d	1	1.44mi

Listing history 12 events

1. 2026-06-22
   days on market $70,000 Active 19 DOM
2. 2026-06-18
   days on market $70,000 Active 16 DOM
3. 2026-06-17
   days on market $70,000 Active 15 DOM
4. 2026-06-16
   days on market $70,000 Active 14 DOM
5. 2026-06-15
   days on market $70,000 Active 13 DOM
6. 2026-06-13
   days on market $70,000 Active 11 DOM
7. 2026-06-10
   days on market $70,000 Active 8 DOM
8. 2026-06-09
   days on market $70,000 Active 7 DOM
9. 2026-06-08
   days on market $70,000 Active 6 DOM
10. 2026-06-07
    days on market $70,000 Active 5 DOM
11. 2026-06-05
    remarks 631-char remark
12. 2026-06-05
    listed $70,000 Active 2 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 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 · 17 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: $17,678
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$2,036
• Taxable income: $7,492
• Est. tax owed @ 24.0%: −$1,798
• After-tax cash flow: $6,363/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 · 13 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates needed to modernize the interior and exterior. The property is located in a well-maintained park with access to amenities, making it an attractive investment.

Repairs flagged

• Minor Kitchen countertops — Worn and dated appearance.
• Minor Bathroom fixtures — Older style and possibly worn out.
• Minor Bedroom carpet — Worn and outdated appearance.
• Minor Interior wall paint — Faded and outdated appearance in some areas.

Value-add opportunities

• Resale Updating kitchen countertops — Modernizing the kitchen will attract more buyers.
• Resale Updating bathroom fixtures — Modernizing the bathroom will attract more buyers.
• Resale Painting interior walls — Fresh paint will make the interior look more appealing.
• Resale Replacing carpet in bedrooms — Fresh carpet will make the bedrooms more inviting.
• Both Landscaping and curb appeal — A well-maintained lawn and landscaping will increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn and dated appearance.	Minor	$500–3,000
Bathroom fixtures · Older style and possibly worn out.	Minor	$500–3,000
Bedroom carpet · Worn and outdated appearance.	Minor	$500–3,000
Interior wall paint · Faded and outdated appearance in some areas.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Updating kitchen countertops — Modernizing the kitchen will attract more buyers. ↑
• Resale Updating bathroom fixtures — Modernizing the bathroom will attract more buyers. ↑
• Resale Painting interior walls — Fresh paint will make the interior look more appealing. ↑
• Resale Replacing carpet in bedrooms — Fresh carpet will make the bedrooms more inviting. ↑
• Both Landscaping and curb appeal — A well-maintained lawn and landscaping will increase both resale and rental 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 — 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): 26,830
• Household income: $64,731
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1509.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 8% Asian 3% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 7% Arabic 1% Other Asian/Pacific 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: ▼ -396.60%
• Current HPI: 430.0629
• Rent YoY: ▲ 7.38%
• 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

1 event — show timeline

• 2026-06-02 Listed $70,000 IMLS