5531 N Sudley Ln · Garden City, ID 83714

$115,000

2 bd · 2.0 ba · 938 sqft · Manufactured · 33 Days on market

Built 1994 Good condition

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Tastefully remodeled home located in the quiet, and well maintained Shenandoah Estates 55+ gated community. This home features a stunning kitchen, fully updated with stainless steel appliances, granite countertops, deep pantry cupboard, elegant tile backsplash, and a custom artistic metal accent behind the oven. The never ending island includes bar seating and a secondary prep sink, perfect for entertaining. The spacious primary suite offers a dual vanity, solid surface walk-in shower, and convenient stackable washer and dryer. Luxury plank flooring flows throughout for easy living & a fresh contemporary look. Enjoy outdoor living with a covered porch, fully fenced and landscaped yard

Key facts

• Deep pantry cupboard
• Stunning kitchen
• Granite countertops

Tags

• REMODELED HOME
• STUNNING KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• DEEP PANTRY CUPBOARD
• TILE BACKSPLASH

Property features AI

Finance

• HOA & community: Gated community; Located in a mobile home park with rented lots; Senior (55+) community

Exterior

• Parking: Carport (covered) with 2 spaces
• Security: Gated community
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Located in an over-55 community; Gated community; Built in 1994
• Construction: Architectural-style roof; Year built 1994
• Exterior features: Full vinyl and wood fencing; Covered patio/deck; Garden; Automatic sprinkler system with full coverage; Private paved road frontage; Community in-ground pool

Interior

• Kitchen: Kitchen island; Granite counters; Breakfast bar; Dishwasher; Disposal; Microwave; Freestanding oven/range
• Bedrooms: 2 bedrooms, both on the main level
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Bath in the master bedroom; Master bedroom on main level; Split bedroom layout; Great room; Double vanity; Breakfast bar; Kitchen island; Granite counters
• Laundry & utility: Washer; Dryer; Utility room on main level; Tank water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 13 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 $795 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 + 4.9% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.81%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $62,846
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5637 Fairfax Ln	0.03mi	2/1.0	924 (-2%)	1mo	$124,900	$135	91
7837 W Manassas	0.14mi	2/2.0	924 (-2%)	10mo	$50,000	$54	83
7973 Manassas	0.08mi	2/1.0	924 (-2%)	9mo	$134,900	$146	82
5262 N North Glen Ln #43	0.70mi	2/1.0	938 (0%)	0mo	$75,000	$80	63
7015 W Royal Glen Ln	0.60mi	2/1.5	972 (+4%)	1mo	$15,000	$15	63
6955 Royal Glen Ln	0.64mi	3/2.0 (+1)	924 (-2%)	9mo	$67,500	$73	56
6990 W Royal Glen Ln	0.61mi	2/1.0	938 (0%)	15mo	$44,900	$48	55
5432 N Glencrest Ln	0.68mi	2/1.0	938 (0%)	21mo	$30,000	$32	47
5285 N Glen	0.70mi	2/1.0	840 (-10%)	2mo	$49,900	$59	44
7008 Royal Glen Ln	0.60mi	2/2.0	840 (-10%)	20mo	$89,500	$107	38
6971 Garden Glen Ln	0.62mi	2/2.0	1,056 (+13%)	18mo	$69,500	$66	35
5504 Glencrest Ln	0.67mi	2/2.0	1,044 (+11%)	18mo	$69,900	$67	35

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: 12.7%
• Equity multiple: 1.52×
• Total profit: $16,691
• Equity at exit: $17,147

10-year hold

• IRR: 23.1%
• Equity multiple: 3.16×
• Total profit: $69,471
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $505

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 64%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	$1,817	$1.47	2d	21	0.31mi
8255 W Limelight St Boise, ID	1.0	1.0	724	$1,545	$2.13	2d	3	0.32mi
6200 N River Pointe Ln Garden City, ID	1.0–3.0	1.0–2.0	1000	$2,416	$2.42	2d	8	0.70mi
5497 N Pierce Park Ln Boise, ID	2.0	1.5	880	$1,445	$1.64	2d	3	0.89mi
5497 N Pierce Park Ln Unit 79-202 Boise, ID	2.0	1.5	880	$1,395	$1.59	14d	1	0.89mi
5497 N Pierce Park Ln Unit 53-101 Boise, ID	2.0	1.5	880	$1,495	$1.70	14d	1	0.89mi
6589 W Lucky Ln Boise, ID	2.0	2.0	1025	$1,450	$1.41	19d	1	0.96mi
59515953 N Pierce Park Ln Unit 5951 Boise, ID	2.0	1.0	850	$1,450	$1.71	3d	1	0.99mi
6474 W Lucky Ln Unit 12202 Boise, ID	2.0	2.0	1100	$1,500	$1.36	23d	1	1.05mi
4807 N Fortune Ln Unit 201 Boise, ID	2.0	2.0	925	$1,245	$1.35	14d	1	1.06mi
6103 W State St Unit 6103-10 Garden City, ID	1.0	1.0	580	$1,150	$1.98	23d	1	1.42mi
6103 W State St Unit 6103-12 Boise, ID	2.0	1.0	825	$1,350	$1.64	23d	1	1.42mi
6043 W Port Pl Unit 104 Boise, ID	2.0	2.0	950	$1,345	$1.42	3d	1	1.45mi

Listing history 14 events

1. 2026-06-17
   days on market $115,000 Active 33 DOM
2. 2026-06-16
   days on market $115,000 Active 32 DOM
3. 2026-06-15
   days on market $115,000 Active 31 DOM
4. 2026-06-13
   days on market $115,000 Active 29 DOM
5. 2026-06-10
   days on market $115,000 Active 26 DOM
6. 2026-06-09
   days on market $115,000 Active 25 DOM
7. 2026-06-08
   days on market $115,000 Active 24 DOM
8. 2026-06-07
   days on market $115,000 Active 23 DOM
9. 2026-06-05
   days on market $115,000 Active 20 DOM
10. 2026-06-03
    days on market $115,000 Active 19 DOM
11. 2026-06-03
    status $115,000 Active 18 DOM
12. 2026-06-01
    status $115,000 Pending 18 DOM
13. 2026-05-31
    days on market $115,000 Active 18 DOM
14. 2026-05-13
    listed $115,000 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: $19,739
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$3,345
• Taxable income: $4,494
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $4,979/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 · 30 photos

Good 80/100 Cosmetic rehab

This tastefully remodeled home in Shenandoah Estates offers a good condition with updated kitchens and bathrooms, and a well-maintained exterior. It is ready for a new owner and can be further enhanced with minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers
• Resale Upgrading the bathroom fixtures — Modern fixtures can attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Resale Upgrading the bathroom fixtures — Modern fixtures can attract more buyers ↑

ⓘ 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 — 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

1 event — show timeline

• 2026-05-13 Listed $115,000 IMLS