5755 N Confederate Ln · Garden City, ID 83714

$155,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured · 96 Days on market

Built 1998 Est $119k · 30% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Seller motivated and offering $10K cash at closing to buyer. This beautiful home has a 4 car covered carport, is fully fenced with vinyl fencing, and on a large corner lot in highly sought after 55+ clean and gated community with lots of wonderful amenities; a pool, community center, dog park and exceptional neighbors. It includes a split bedroom floorplan with 3 beds, 2 baths, large shed with power, and full sprinkler system and a kitchen with tons of storage. It has a large front porch deck and newly remodeled interior. New luxury vinyl plank flooring throughout. The neighborhood is quiet with close access to restaurants, shops, and just about everything you'll need within walking distanc

Key facts

• Gated community
• Security entry gates
• Fully fenced

Tags

• FULLY FENCED
• CORNER LOT
• GATED COMMUNITY
• POOL
• SECURITY ENTRY GATES
• SPLIT BEDROOM FLOORPLAN

Property features AI

Finance

• HOA & community: Gated community; Senior (55+) community

Exterior

• Parking: Carport providing 4 covered spaces; Finished driveway
• Security: Gated community
• Utilities: City water service; Sewer connected; Cable connected; Broadband internet available
• Home design: Mobile/manufactured home on a rented lot; Located in a gated, 55+ mobile home community
• Construction: Built in 1998; Metal and vinyl siding; Architectural-style roof
• Exterior features: Full vinyl fencing; Covered patio/deck; Storage shed; Garden; Corner lot; Automatic full sprinkler system; Paved road frontage; Community pool

Interior

• Kitchen: Dishwasher; Disposal; Freestanding oven/range; Refrigerator; Pantry (storage)
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Primary bedroom with en-suite bath; Split bedroom floorplan; Pantry
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $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 + 4.9% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.28%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $119,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5657 Sudley Ln	0.09mi	2/2.0 (-1)	1,403 (-0%)	7mo	$130,000	$93	85
5609 Sudley Ln	0.12mi	3/2.0	1,440 (+3%)	10mo	$135,000	$94	82
8173 Appomattox Ln	0.16mi	2/2.0 (-1)	1,344 (-4%)	14mo	$97,500	$73	69
8215 W Appomattox Ln	0.17mi	2/2.0 (-1)	1,536 (+9%)	9mo	$130,000	$85	64
8001 N Roe	0.37mi	3/2.0	1,566 (+12%)	3mo	$182,000	$116	61
5580 N Confederate	0.13mi	2/2.0 (-1)	1,584 (+13%)	9mo	$181,000	$114	60
5298 N North Glen Ln	0.73mi	3/2.0	1,416 (+1%)	15mo	$95,000	$67	52
6972 Royal Glen Ln	0.62mi	3/2.0	1,335 (-5%)	13mo	$88,000	$66	52
5373 N North Glen Ln	0.69mi	3/2.0	1,216 (-13%)	3mo	$95,000	$78	43
5511 Glenbrier Ln	0.53mi	2/2.0 (-1)	1,248 (-11%)	11mo	$127,000	$102	43
7098 W Royal Glen Ln	0.56mi	2/2.0 (-1)	1,568 (+12%)	9mo	$129,000	$82	42
5388 N Glencrest Ln	0.64mi	2/2.0 (-1)	1,245 (-11%)	11mo	$99,900	$80	37

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: 9.4%
• Equity multiple: 1.38×
• Total profit: $16,450
• Equity at exit: $23,111

10-year hold

• IRR: 20.1%
• Equity multiple: 2.84×
• Total profit: $79,920
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $589

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 67%

Sensitivity live

Price	-10% $696	-5% $642	+0% $589	+5% $535	+10% $482
Rent	-10% $423	-5% $506	+0% $589	+5% $672	+10% $755
Rate	-1.0pp $667	-0.5pp $628	base $589	+0.5pp $549	+1.0pp $508

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6077 N Tarako Ave Boise, ID	3.0	2.5	1583	$2,172	$1.37	3d	2	0.18mi
7570 W State St Boise, ID	1.0–4.0	1.0–2.5	1236	$2,183	$1.77	3d	21	0.30mi
7456 W Limelight Ct Boise, ID	3.0	2.0	1278	$2,095	$1.64	4d	1	0.41mi
7356 N Lucy Rose Ln Apt 104 Boise, ID	3.0	3.0	1300	$1,895	$1.46	4d	1	0.68mi
6200 N River Pointe Ln Garden City, ID	1.0–3.0	1.0–2.0	1000	$3,157	$3.16	3d	8	0.84mi
7228 W Rygate Dr Boise, ID	3.0	2.5	1395	$2,345	$1.68	24d	1	0.84mi
9557 W State St Garden City, ID	3.0	2.0	1242	$1,850	$1.49	3d	1	0.84mi
5497 N Pierce Park Ln Boise, ID	2.0	1.5	880	$1,445	$1.64	3d	3	0.91mi
5497 N Pierce Park Ln Unit 53-101 Boise, ID	2.0	1.5	880	$1,495	$1.70	15d	1	0.91mi
5497 N Pierce Park Ln Unit 79-202 Boise, ID	2.0	1.5	880	$1,395	$1.59	15d	1	0.91mi
5967 N Pierce Park Ln Boise, ID	3.0	2.0	1302	$1,795	$1.38	24d	1	0.94mi
6473 W Parapet Dr Unit 1 Boise, ID	4.0	2.5	1396	$2,300	$1.65	4d	1	0.94mi
6589 W Lucky Ln Boise, ID	2.0	2.0	1025	$1,450	$1.41	19d	1	1.03mi
6474 W Lucky Ln Unit 12202 Boise, ID	2.0	2.0	1100	$1,500	$1.36	24d	1	1.12mi
4807 N Fortune Ln Unit 201 Boise, ID	2.0	2.0	925	$1,245	$1.35	15d	1	1.13mi

Listing history 21 events

1. 2026-06-18
   days on market $155,000 Active 96 DOM
2. 2026-06-17
   days on market $155,000 Active 95 DOM
3. 2026-06-16
   days on market $155,000 Active 94 DOM
4. 2026-06-15
   price $155,000 Active 93 DOM
5. 2026-06-15
   days on market $175,000 Active 93 DOM
6. 2026-06-13
   days on market $175,000 Active 91 DOM
7. 2026-06-10
   days on market $175,000 Active 88 DOM
8. 2026-06-09
   days on market $175,000 Active 87 DOM
9. 2026-06-08
   days on market $175,000 Active 86 DOM
10. 2026-06-07
    days on market $175,000 Active 85 DOM
11. 2026-06-05
    days on market $175,000 Active 82 DOM
12. 2026-06-03
    days on market $175,000 Active 81 DOM
13. 2026-06-03
    days on market $175,000 Active 80 DOM
14. 2026-06-01
    days on market $175,000 Active 79 DOM
15. 2026-05-31
    days on market $175,000 Active 78 DOM
16. 2026-04-24
    price $175,000
17. 2026-03-14
    listed $190,000 Active
18. 2020-10-07
    status Pending
19. 2020-10-05
    status Active
20. 2020-09-26
    status Pending
21. 2020-09-25
    listed $105,000 Active

ⓘ 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: $25,216
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$4,509
• Taxable income: $4,890
• Est. tax owed @ 24.0%: −$1,174
• After-tax cash flow: $5,893/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 — 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

+66.7% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $175,000 IMLS
• 2026-03-14 Listed $190,000 IMLS
• 2020-10-07 Pending — IMLS
• 2020-10-05 Relisted — IMLS
• 2020-09-26 Pending — IMLS
• 2020-09-25 Listed $105,000 IMLS