326 Oak Cir · Boise City, ID 83713

$99,900

3 bd · 2.0 ba · 960 sqft · Manufactured · 3 Days on market

Built 1998 Est $74k · 35% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and fully updated, this home sits in the gated, 55+ West Meadows Estates community in Boise and is offered with owner financing and a $6,000 seller credit at closing that you can put toward your down payment, closing costs, additional improvements, or even your lot rent. Inside, the home has been freshly painted with an updated kitchen and updated bathrooms, and it comes with a washer and dryer plus a water softener. Outside, you& apos; ll find a forced-air AC and furnace, a freshly painted exterior, and a fenced backyard. Financing is simple and bank-free. Owner financing is available with a minimum down payment of just $3,000, and the $6,000 seller credit at closing can

Key facts

• Gated community
• Clubhouse
• Forced air ac

Tags

• GATED COMMUNITY
• UPDATED KITCHEN
• UPDATED BATHROOMS
• FENCED BACKYARD
• FORCED AIR AC
• CLUBHOUSE

Property features AI

Exterior

• Home design: Built in 1998
• Construction: 1998 construction
• Exterior features: Located in the West Boise subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.0% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Joint School District No. 2 (suburban): math 53% / reading 67% proficiency, ranked #11 of 92 in ID (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.0%/yr); 135 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 + 4.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $99,900

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: 1.69% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.53%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $73,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Mesquite	0.12mi	3/2.0	924 (-4%)	0mo	$54,990	$60	88
376 Bonanza St	0.02mi	3/1.5	935 (-3%)	6mo	$49,900	$53	88
424 W Mesquite	0.11mi	3/1.5	924 (-4%)	7mo	$78,000	$84	81
540 Meadowland Cir	0.17mi	2/2.0 (-1)	924 (-4%)	1mo	$46,500	$50	80
505 Greenleaf	0.24mi	3/2.0	980 (+2%)	6mo	$85,000	$87	80
145 N Rainbow Dr	0.15mi	2/1.0 (-1)	968 (+1%)	5mo	$78,500	$81	78
558 Silver City Dr	0.21mi	2/2.0 (-1)	924 (-4%)	2mo	$39,900	$43	77
618 Empress St	0.26mi	2/2.0 (-1)	975 (+2%)	4mo	$74,700	$77	77
329 Oak Cir	0.02mi	2/1.0 (-1)	1,022 (+6%)	8mo	$76,900	$75	72
315 Driftwood Rd	0.08mi	2/2.0 (-1)	1,056 (+10%)	7mo	$115,000	$109	69
358 Bonanza Dr	0.04mi	2/1.0 (-1)	840 (-12%)	2mo	$80,000	$95	67
10369 W Florence Ln	0.33mi	3/2.0	1,064 (+11%)	3mo	$75,000	$70	64

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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 1.95×
• Total profit: $26,446
• Equity at exit: $14,895

10-year hold

• IRR: 31.4%
• Equity multiple: 3.97×
• Total profit: $83,018
• Equity at exit: $8,638

Cash invested: $27,972 (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 83713

• Home prices YoY: -26.5%
• Rents YoY: 4.0%
• Active inventory: 135
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $642

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 57%

Sensitivity live

Price	-10% $711	-5% $676	+0% $642	+5% $607	+10% $573
Rent	-10% $509	-5% $575	+0% $642	+5% $708	+10% $775
Rate	-1.0pp $692	-0.5pp $667	base $642	+0.5pp $616	+1.0pp $590

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	3d	4	0.47mi
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	12d	1	0.54mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	15d	1	0.67mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	24d	1	0.71mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	3d	5	1.11mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$2,333	$2.46	3d	14	1.28mi
10887 W Ustick Rd Boise, ID	2.0–3.0	1.0–2.0	874	$1,605	$1.84	3d	3	1.33mi
10811 W Ustick Rd Boise, ID	2.0	1.0	794	$1,345	$1.69	22d	1	1.35mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	22d	1	1.41mi
10222 W Ustick Rd Boise, ID	2.0	2.0	1010	$1,575	$1.56	24d	1	1.45mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	15d	1	1.49mi

Listing history 4 events

1. 2026-06-18
   days on market $99,900 Active 3 DOM
2. 2026-06-17
   days on market $99,900 Active 2 DOM
3. 2026-06-16
   remarks 695-char remark
4. 2026-06-16
   listed $99,900 Active 1 DOM

ⓘ 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: $20,236
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$2,906
• Taxable income: $6,498
• Est. tax owed @ 24.0%: −$1,560
• After-tax cash flow: $6,142/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: Joint School District No. 2
• NCES district ID: 1602100
• Math proficiency: 53% ▼ -6.00%
• Reading proficiency: 67% ▼ -1.00%
• Median HH income: $64,573
• Composite: 52.42/100
• National rank: #1576
• State rank: #11 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): 31,549
• Household income: $91,295
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 805.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 10% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -122.31%
• Current HPI: 338.9271
• Rent YoY: ▲ 4.01%
• 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

+177.5% since first listed

2 events — show timeline

• 2026-06-16 Listed $99,900 FSBO.com
• 2016-03-29 Listed $36,000 IMLS