9390 W Ustick Rd #57 · Boise City, ID 83704

$122,900

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 76 Days on market

Built 2002 Est $169k · 27% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +5.2/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this Lock It & Leave It cozy Manu. in West Boise! This quaint 55+ Community offers amenities that include a clubhouse, in-ground swimming pool & a parking space for your RV or Trailer! Truly a way to keep some roots but continue to travel at will with confidence. This 3 bedroom 2 bath offers a large kitchen with eating area featuring granite countertops & center island. Split bedroom floor plan with a nice sized primary bedroom featuring a large walk-in closet & bathroom. Spacious living/family room with a nice large window for natural lighting. Fresh exterior paint & nice low maintenance Trex decking at both entries. This lot offers two storag

Key facts

• Large kitchen
• Parking space for rv
• Granite countertops

Tags

• IN-GROUND SWIMMING POOL
• PARKING SPACE FOR RV
• LARGE KITCHEN
• GRANITE COUNTERTOPS
• CENTER ISLAND
• SPLIT BEDROOM FLOOR PLAN

Property features AI

Finance

• Other: Private paved road frontage
• HOA & community: Located in an over-55 / senior community (mobile home park); Community pool

Exterior

• Parking: 2 covered spaces; 2-car carport; RV access/parking; Finished driveway
• Utilities: City water service; Sewer connected; Broadband internet available
• Home design: Mobile/manufactured home on rented lot; Built in 2002
• Construction: HardiPlank-type siding; Composition roof; Accessible approach with ramp; Bathroom grab bars
• Exterior features: Metal fencing; Covered patio/deck; Garden; Auto sprinkler system / full sprinkler system; Winter access; Storage shed; Community in-ground pool

Interior

• Kitchen: Kitchen on main level (~12 x 13); Dishwasher; Disposal; Freestanding oven/range; Kitchen island; Granite counters
• Bedrooms: 3 bedrooms, all on the main level (Primary: ~14 x 13; Bedroom 2: ~10 x 10; Bedroom 3: ~11 x 13)
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms (includes bath in master bedroom)
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Bath in master bedroom; Master bedroom on main level; Walk-in closet(s); Kitchen island; Granite counters
• Laundry & utility: Utility room on main level (~6 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $123k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $116k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 B — 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.
• Zoned schools: Pioneer School of The Arts (math 76% / reading 79%, grade A, #8 of 357 statewide, top 2%, 667 students, 15% FRL); Lowell Scott Middle School (math 41% / reading 67%, grade B-, #20 of 109 statewide, top 19%, 802 students, 24% FRL); Centennial High School (math 53% / reading 76%, grade B-, #10 of 169 statewide, top 7%, 1,931 students, 22% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 194 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $850 of loan paydown is wiped out by about $4k 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 + 1.9% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $27k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $115,526 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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. 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: 1.41% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.96%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $168,750
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9390 W Ustick Rd Trlr 26	0.05mi	3/2.0	1,344 (-0%)	2mo	$189,000	$141	95
3467 N Dalton Ln	0.06mi	3/2.0	1,456 (+8%)	2mo	$145,000	$100	82
9390 W Ustick Rd #58	0.05mi	2/2.0 (-1)	1,482 (+10%)	6mo	$259,990	$175	71
9390 W Ustick Rd #2	0.00mi	3/2.0	1,492 (+10%)	17mo	$235,900	$158	68
9390 W Ustick Rd #18	0.00mi	3/2.0	1,512 (+12%)	18mo	$239,000	$158	65
9659 W Woodland Ln	0.42mi	3/2.0	1,296 (-4%)	20mo	$182,900	$141	57
9390 Ustick #28	0.00mi	2/2.0 (-1)	1,152 (-15%)	16mo	$115,900	$101	57
10014 Dewitt Ln	0.57mi	3/2.0	1,248 (-8%)	5mo	$149,900	$120	57
2274 N Patricia Ln	0.74mi	3/2.0	1,344 (-0%)	21mo	$167,500	$125	47
2345 Iris Ln	0.71mi	3/2.0	1,288 (-5%)	20mo	$150,000	$116	43
2357 N Iris Ln	0.69mi	3/2.0	1,440 (+7%)	22mo	$115,000	$80	38

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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.32×
• Total profit: $11,108
• Equity at exit: $18,325

10-year hold

• IRR: 16.7%
• Equity multiple: 2.30×
• Total profit: $44,763
• Equity at exit: $10,626

Cash invested: $34,412 (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 83704

• Rents YoY: 1.9%
• Active inventory: 194
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$645
• Tax est. 1.5%: −$154 /mo · $1,844/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $515

Break-even live

Break-even rent $1,075

Max offer price $122,900

Occupancy floor 65%

Sensitivity live

Price	-10% $600	-5% $558	+0% $515	+5% $473	+10% $430
Rent	-10% $379	-5% $447	+0% $515	+5% $583	+10% $651
Rate	-1.0pp $577	-0.5pp $546	base $515	+0.5pp $483	+1.0pp $451

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: $30,725
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9131 W Ustick Rd Unit 104 Boise, ID	2.0	2.0	1000	$1,595	$1.59	14d	1	0.19mi
9113 W Ustick Rd Unit 102 Boise, ID	2.0	2.0	1000	$1,525	$1.52	25d	1	0.23mi
10222 W Ustick Rd Boise, ID	2.0	2.0	1010	$1,575	$1.56	25d	1	0.63mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	23d	1	0.64mi
4107 N Vera St Boise, ID	4.0	2.0	1344	$1,895	$1.41	25d	1	0.78mi
10887 W Ustick Rd Boise, ID	2.0–3.0	1.0–2.0	874	$1,605	$1.84	5d	3	1.03mi
3325 N Covered Wagon Way Boise, ID	3.0	2.0	1200	$2,050	$1.71	25d	1	1.09mi
10764 W Goldenrod Ave Boise, ID	3.0	2.0	1220	$1,895	$1.55	21d	1	1.11mi
7521 W Tottenham Ln Apt 202 Boise, ID	3.0	2.0	1113	$1,595	$1.43	25d	1	1.12mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	25d	1	1.13mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	16d	1	1.18mi
9846 W Rosecroft Ct #102 Boise, ID	2.0	2.5	1236	$1,545	$1.25	5d	1	1.25mi
11274 W Race St Boise, ID	3.0	2.5	1744	$2,150	$1.23	16d	1	1.26mi
4418 N Oxbow Pl Boise, ID	3.0	2.0	1120	$2,095	$1.87	16d	1	1.30mi
9993 W Rosecroft Ct #101 Boise, ID	2.0	2.5	1136	$1,575	$1.39	5d	1	1.33mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	5d	5	1.39mi
8973 W Irving St Bldg 6 Boise, ID	3.0	2.5	1524	$2,250	$1.48	16d	1	1.41mi

Listing history 26 events

1. 2026-06-21
   days on market $122,900 Active 76 DOM
2. 2026-06-18
   days on market $122,900 Active 73 DOM
3. 2026-06-17
   days on market $122,900 Active 72 DOM
4. 2026-06-16
   days on market $122,900 Active 71 DOM
5. 2026-06-15
   days on market $122,900 Active 70 DOM
6. 2026-06-13
   days on market $122,900 Active 68 DOM
7. 2026-06-10
   days on market $122,900 Active 65 DOM
8. 2026-06-09
   days on market $122,900 Active 64 DOM
9. 2026-06-08
   days on market $122,900 Active 63 DOM
10. 2026-06-07
    days on market $122,900 Active 62 DOM
11. 2026-06-03
    days on market $122,900 Active 58 DOM
12. 2026-06-03
    days on market $122,900 Active 57 DOM
13. 2026-06-01
    days on market $122,900 Active 56 DOM
14. 2026-05-31
    days on market $122,900 Active 55 DOM
15. 2026-05-15
    price $142,900
16. 2026-04-30
    price $144,900
17. 2026-04-18
    status Active
18. 2026-04-14
    status Pending
19. 2026-04-02
    listed $149,900 Active
20. 2026-02-11
    historical
21. 2025-12-30
    price $157,000
22. 2025-07-17
    price $159,900
23. 2025-06-24
    price $167,000
24. 2025-04-16
    listed $173,000 Active
25. 2017-02-25
    listed $79,500
26. 2016-10-28
    listed $84,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,725
• − Mortgage interest: −$6,884
• − Property taxes: −$1,844
• − Insurance: −$614
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$3,575
• Taxable income: $4,491
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $5,103/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): 42,719
• Household income: $73,390
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 1415.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Asian 2% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Portuguese 3% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% Russian/Polish/Slavic 1% 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: ▼ -393.15%
• Current HPI: 379.0934
• Rent YoY: ▲ 1.95%
• 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

+68.3% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $142,900 IMLS
• 2026-04-30 Price Changed $144,900 IMLS
• 2026-04-18 Relisted — IMLS
• 2026-04-14 Pending — IMLS
• 2026-04-02 Listed $149,900 IMLS
• 2026-02-11 Listing Removed — IMLS
• 2025-12-30 Price Changed $157,000 IMLS
• 2025-07-17 Price Changed $159,900 IMLS
• 2025-06-24 Price Changed $167,000 IMLS
• 2025-04-16 Listed $173,000 IMLS
• 2017-02-25 Listed $79,500 IMLS
• 2016-10-28 Listed $84,900 IMLS