10609 W Abram Ln · Boise City, ID 83713

$134,500

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 61 Days on market

Built 1971 Average condition Est $162k · 17% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.2/10.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Condition / age +2.8/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained and thoughtfully upgraded 2-bedroom, 2-bath manufactured home offering comfort, style, and convenience. The primary suite provides a private retreat with a generously sized bedroom and en-suite bathroom, while the second bedroom and additional full bath offer endless flexibility for guests, a home office, or hobbies. A long list of recent upgrades ensures peace of mind and true move-in-ready convenience. Enjoy outdoor living on the inviting porch—perfect for morning coffee or relaxing evenings. Located in a desirable community with easy access to shopping, dining, and local amenities, this home is ideal for those seeking affordability without sacrificin

Key facts

• Private retreat
• En-suite bathroom
• Local amenities

Tags

• PRIVATE RETREAT
• EN-SUITE BATHROOM
• INVITING PORCH
• EASY ACCESS TO SHOPPING
• LOCAL AMENITIES

Property features AI

Finance

• Other: Located in a mobile home park; Private paved road frontage

Exterior

• Parking: Carport (1 covered space); Finished driveway; Total 1 parking space
• Utilities: City water service; Sewer connected; Broadband internet
• Home design: Mobile/manufactured home on a rented lot; Built in 1971
• Construction: Frame construction
• Exterior features: Covered patio/deck; Metal and wood fencing; Storage shed; Garden; Auto sprinkler system; Winter access

Interior

• Kitchen: Dishwasher; Built-in oven/range; Refrigerator; Disposal; Water softener (owned)
• Bedrooms: 2 bedrooms, both on the main level
• Flooring: Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Primary bedroom with private bath; Primary bedroom on the main level; Utility room on the main level
• Laundry & utility: Utility room on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $134k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $126k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Ustick Elementary School (math 32% / reading 37%, grade F, #272 of 357 statewide, top 80%, 357 students, 60% FRL); Centennial High School (math 53% / reading 76%, grade B-, #10 of 169 statewide, top 7%, 1,931 students, 22% FRL) — zoned schools average 41% FRL vs 23% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 135 active listings in the ZIP; 22 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $930 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 + 4.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,430 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.22% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $162,432
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10614 W Macaw Ln	0.07mi	3/2.0 (+1)	1,140 (-1%)	1mo	$110,000	$96	89
10701 W Java Dr	0.08mi	2/2.0	1,152 (0%)	9mo	$239,000	$207	89
10734 W Ardyce Ln #9	0.12mi	3/2.0 (+1)	1,168 (+1%)	16mo	$59,500	$51	74
10565 W Halstead Dr	0.49mi	2/2.0	1,248 (+8%)	2mo	$199,000	$159	62
10014 Dewitt Ln	0.47mi	3/2.0 (+1)	1,248 (+8%)	4mo	$149,900	$120	55
2876 N Mitchell St	0.56mi	2/2.0	1,100 (-4%)	16mo	$299,000	$272	53
9659 W Woodland Ln	0.64mi	3/2.0 (+1)	1,296 (+12%)	20mo	$182,900	$141	28

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,948
• Equity at exit: $20,054

10-year hold

• IRR: 12.6%
• Equity multiple: 2.05×
• Total profit: $39,363
• Equity at exit: $11,629

Cash invested: $37,660 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$705
• Tax est. 1.5%: −$168 /mo · $2,018/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $362

Break-even live

Break-even rent $1,177

Max offer price $134,500

Occupancy floor 73%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10887 W Ustick Rd Boise, ID	2.0–3.0	1.0–2.0	874	$1,345	$1.54	2d	3	0.33mi
10811 W Ustick Rd Boise, ID	2.0	1.0	794	$1,345	$1.69	21d	1	0.34mi
10222 W Ustick Rd Boise, ID	2.0	2.0	1010	$1,575	$1.56	23d	1	0.43mi
3325 N Covered Wagon Way Boise, ID	3.0	2.0	1200	$2,050	$1.71	23d	1	0.49mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	23d	1	0.65mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	14d	1	0.69mi
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	2d	4	0.81mi
11239 W Gabrielle Dr Boise, ID	2.0	2.5	1128	$1,645	$1.46	23d	1	0.87mi
9846 W Rosecroft Ct #102 Boise, ID	2.0	2.5	1236	$1,545	$1.25	3d	1	0.88mi
9993 W Rosecroft Ct #101 Boise, ID	2.0	2.5	1136	$1,575	$1.39	3d	1	0.89mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	21d	1	0.95mi
2663 N Fastwater Ave Boise, ID	3.0	2.0	1204	$1,795	$1.49	14d	1	0.95mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	14d	1	0.99mi
9131 W Ustick Rd Unit 104 Boise, ID	2.0	2.0	1000	$1,595	$1.59	11d	1	1.00mi
9113 W Ustick Rd Unit 102 Boise, ID	2.0	2.0	1000	$1,525	$1.52	23d	1	1.01mi
11703 W Ginger Creek Dr Boise, ID	3.0	2.0	1366	$2,000	$1.46	2d	1	1.01mi
10764 W Goldenrod Ave Boise, ID	3.0	2.0	1220	$1,895	$1.55	19d	1	1.11mi
3909 N Patricia Ln Unit 1547101P Boise, ID	2.0	1.0	818	$4,200	$5.13	2d	1	1.14mi
3911 N Patricia Ln Unit 1547109P Boise, ID	2.0	1.0	818	$4,431	$5.42	2d	1	1.14mi
4418 N Oxbow Pl Boise, ID	3.0	2.0	1120	$2,095	$1.87	14d	1	1.15mi
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	11d	1	1.21mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	3d	5	1.31mi

Listing history 15 events

1. 2026-06-18
   days on market $134,500 Active 61 DOM
2. 2026-06-17
   price $134,500 Active 60 DOM
3. 2026-06-17
   days on market $135,000 Active 60 DOM
4. 2026-06-16
   days on market $135,000 Active 59 DOM
5. 2026-06-15
   days on market $135,000 Active 58 DOM
6. 2026-06-13
   days on market $135,000 Active 56 DOM
7. 2026-06-10
   days on market $135,000 Active 53 DOM
8. 2026-06-09
   days on market $135,000 Active 52 DOM
9. 2026-06-08
   days on market $135,000 Active 51 DOM
10. 2026-06-07
    days on market $135,000 Active 50 DOM
11. 2026-06-03
    days on market $135,000 Active 46 DOM
12. 2026-06-03
    days on market $135,000 Active 45 DOM
13. 2026-06-01
    days on market $135,000 Active 44 DOM
14. 2026-05-31
    days on market $135,000 Active 43 DOM
15. 2026-04-18
    listed $135,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 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: $19,614
• − Mortgage interest: −$7,534
• − Property taxes: −$2,018
• − Insurance: −$672
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$3,913
• Taxable income: $2,339
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $3,780/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 · 12 photos

Average 55/100 Cosmetic rehab

This well-maintained manufactured home offers a comfortable living space with recent upgrades. Simple repairs and updates can significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — Worn but still functional
• Minor bathroom fixtures — Dated but still functional
• Minor exterior siding — Aging but still structurally sound

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace worn carpet — Fresh carpet improves comfort and appearance
• Resale Update kitchen cabinets — Modern cabinets increase appeal
• Resale Update bathroom fixtures — Modern fixtures improve functionality and appearance
• Both Landscaping — Landscaping enhances curb appeal and outdoor living space

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn but still functional	Minor	$500–3,000
bathroom fixtures · Dated but still functional	Minor	$500–3,000
exterior siding · Aging but still structurally sound	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace worn carpet — Fresh carpet improves comfort and appearance ↑
• Resale Update kitchen cabinets — Modern cabinets increase appeal ↑
• Resale Update bathroom fixtures — Modern fixtures improve functionality and appearance ↑
• Both Landscaping — Landscaping enhances curb appeal and outdoor living space ↑

ⓘ 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: 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

1 event — show timeline

• 2026-04-18 Listed $135,000 IMLS