7944 W Manassas Ln · Garden City, ID 83714

$179,000

4 bd · 2.0 ba · 2,100 sqft · Manufactured · 73 Days on market

Built 2004 Est $189k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely 2100 sq ft manufactured home situated in a gated 55 & over mobile home community in a convenient NW Boise location close to parks, shopping, dining, medical, and walking paths. The park offers a community clubhouse, heated pool, mini dog park, and there is even RV parking & additional storage available. The home was built by Guerdon with 2x6 walls, hardi-type siding, sheetrocked walls, vaulted ceilings throughout, and a spacious split bedroom plan. Very well maintained and lots of lovely updates including a wonderful kitchen with slab granite countertops, smooth-top range with double ovens, Bosch dishwasher, island with eating bar, corner pantry, and all appliances are in

Key facts

• Rv parking
• Community clubhouse
• Mini dog park

Tags

• GATED MOBILE HOME COMMUNITY
• COMMUNITY CLUBHOUSE
• HEATED POOL
• MINI DOG PARK
• RV PARKING
• ADDITIONAL STORAGE AVAILABLE

Property features AI

Finance

• Other: Private paved road frontage
• HOA & community: Located in a senior (55+) community; Community pool

Exterior

• Parking: Attached garage; Carport (1 space); Covered parking; Finished driveway
• Utilities: City water service; Sewer connected; Cable connected; Broadband internet
• Home design: Mobile/manufactured home on rented lot; Located in an over-55 community (mobile home park)
• Construction: Built in 2004; Frame construction with HardiPlank-type siding; Composition roof; Storage shed on property
• Exterior features: Partial metal and vinyl fencing; Covered patio/deck; Community in-ground pool

Interior

• Kitchen: Kitchen on main level (approx. 18 x 14); Kitchen island; Granite counters; Pantry; Breakfast bar; Dishwasher; Oven/Range (freestanding); Refrigerator; Disposal
• Bedrooms: 4 bedrooms, all on the main level; Primary bedroom approx. 14 x 14; Second bedroom approx. 16 x 11; Third bedroom approx. 12 x 11; Fourth bedroom approx. 11 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms; Primary bathroom with double vanity
• Heating & cooling: Electric heating with forced air and heat pump; Central air conditioning
• Interior features: Primary bedroom on main level with bath in master; Split bedroom layout; Formal dining room; Family room / great room; Double vanity; Walk-in closet(s); Breakfast bar; Pantry; Kitchen island; Granite counters
• Laundry & utility: Washer and dryer included; Utility room on main level (approx. 10 x 6); Electric water heater and tank water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $179k.

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 $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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.
• Zoned schools: Shadow Hills Elementary (math 33% / reading 46%, grade F, #234 of 357 statewide, top 69%, 445 students, 24% 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); 445 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).
• This rent runs 39% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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. 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: 1.58% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.98%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $189,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5651 Sudley Ln	0.14mi	3/2.0 (-1)	1,876 (-11%)	1mo	$169,000	$90	70

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: 19.3%
• Equity multiple: 1.80×
• Total profit: $40,247
• Equity at exit: $26,689

10-year hold

• IRR: 28.9%
• Equity multiple: 3.80×
• Total profit: $140,498
• Equity at exit: $15,477

Cash invested: $50,120 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,833 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $1,001

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 60%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	$2,548	$2.06	2d	21	0.20mi
6077 N Tarako Ave Boise, ID	3.0	2.5	1583	$2,172	$1.37	2d	2	0.28mi
6389 W Bluebird Ln Unit 1322140P Boise, ID	3.0	3.0	2992	$5,205	$1.74	14d	1	0.89mi
6120 N Hacienda Ave Boise, ID	4.0	3.5	2522	$3,745	$1.48	14d	1	1.10mi

Listing history 17 events

1. 2026-06-18
   days on market $179,000 Active 73 DOM
2. 2026-06-17
   days on market $179,000 Active 72 DOM
3. 2026-06-16
   days on market $179,000 Active 71 DOM
4. 2026-06-15
   days on market $179,000 Active 70 DOM
5. 2026-06-13
   days on market $179,000 Active 68 DOM
6. 2026-06-10
   days on market $179,000 Active 65 DOM
7. 2026-06-09
   days on market $179,000 Active 64 DOM
8. 2026-06-08
   days on market $179,000 Active 63 DOM
9. 2026-06-07
   days on market $179,000 Active 62 DOM
10. 2026-06-05
    days on market $179,000 Active 59 DOM
11. 2026-06-03
    days on market $179,000 Active 58 DOM
12. 2026-06-03
    days on market $179,000 Active 57 DOM
13. 2026-06-01
    days on market $179,000 Active 56 DOM
14. 2026-05-31
    days on market $179,000 Active 55 DOM
15. 2026-05-15
    price $179,000
16. 2026-04-07
    listed $189,000 Active
17. 2016-03-29
    listed $57,900

ⓘ 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: $34,001
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,720
• − Management: −$2,720
• − Depreciation: −$5,207
• Taxable income: $9,747
• Est. tax owed @ 24.0%: −$2,339
• After-tax cash flow: $9,677/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

+209.2% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $179,000 IMLS
• 2026-04-07 Listed $189,000 IMLS
• 2016-03-29 Listed $57,900 IMLS