8220 S Blue Rim Ln #39 · Boise City, ID 83716-5719

$135,000

3 bd · 2.0 ba · 924 sqft · Manufactured · 45 Days on market

Built 2013

---

Why this score? — see what drove the D 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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice 2013 Fleetwood single wide home located in the desirable Blue Valley Lakeside Community. Conveniently located near I-84, shopping, and restaurants, this 3-bedroom 2-bathroom home is perfect for someone looking for a low maintenance home

Key facts

• Near i-84
• Low maintenance home
• Near shopping

Tags

• FLEETWOOD SINGLE WIDE HOME
• BLUE VALLEY LAKESIDE COMMUNITY
• NEAR I-84
• NEAR SHOPPING
• NEAR RESTAURANTS
• LOW MAINTENANCE HOME

Property features AI

Exterior

• Parking: One covered parking space; One-car carport; Finished driveway
• Utilities: Community water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 2013
• Construction: Composition roof
• Exterior features: Partial vinyl fencing; Paved road access; Located in a mobile home park

Interior

• Kitchen: Oven/Range (freestanding); Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl sheet
• Bathrooms: Two bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Laminate counters
• Laundry & utility: Washer; Dryer; Utility room on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $-58 ($-701/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (18.0% below list).
• Recommended offer: $111k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 D — 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: 1 active listings in the ZIP; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.

Recommended offer $110,704 (18.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $60,984
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2155 Blue Sage Ln	0.22mi	3/1.0	1,057 (+14%)	11mo	$70,000	$66	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.33×
• Total profit: $12,560
• Equity at exit: $60,702

10-year hold

• IRR: 8.8%
• Equity multiple: 2.32×
• Total profit: $49,970
• Equity at exit: $93,549

Cash invested: $37,800 (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 83716-5719

• Active inventory: 1
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-58

Break-even live

Break-even rent $1,181

Max offer price $126,550

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-12	+0% $-58	+5% $-105	+10% $-152
Rent	-10% $-146	-5% $-102	+0% $-58	+5% $-15	+10% $29
Rate	-1.0pp $10	-0.5pp $-24	base $-58	+0.5pp $-93	+1.0pp $-129

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $135,000 Active 45 DOM
2. 2026-06-18
   days on market $135,000 Active 42 DOM
3. 2026-06-17
   days on market $135,000 Active 41 DOM
4. 2026-06-16
   days on market $135,000 Active 40 DOM
5. 2026-06-15
   days on market $135,000 Active 39 DOM
6. 2026-06-13
   days on market $135,000 Active 37 DOM
7. 2026-06-10
   days on market $135,000 Active 34 DOM
8. 2026-06-09
   days on market $135,000 Active 33 DOM
9. 2026-06-08
   days on market $135,000 Active 32 DOM
10. 2026-06-07
    days on market $135,000 Active 31 DOM
11. 2026-06-05
    days on market $135,000 Active 28 DOM
12. 2026-06-03
    days on market $135,000 Active 27 DOM
13. 2026-06-03
    days on market $135,000 Active 26 DOM
14. 2026-06-01
    days on market $135,000 Active 25 DOM
15. 2026-05-31
    days on market $135,000 Active 24 DOM
16. 2026-05-07
    listed $135,000 Active
17. 2018-05-22
    soldstatus Sold
18. 2018-04-26
    status Pending
19. 2017-12-06
    listed $44,900 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: $13,284
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$3,927
• Taxable loss: −$3,030
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $27/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+200.7% since first listed

4 events — show timeline

• 2026-05-07 Listed $135,000 IMLS
• 2018-05-22 Sold (MLS) — IMLS
• 2018-04-26 Pending — IMLS
• 2017-12-06 Listed $44,900 IMLS