8143 N Andy Ln · Boise City, ID 83714

$175,000

4 bd · 2.0 ba · 1,260 sqft · Manufactured · 23 Days on market

Built 2026 Excellent condition $620/mo HOA · 27% of rent

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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 +13.9/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BRAND NEW, NEVER LIVED IN, 4/2 MANUFACTURED HOME IN QUIET, PARK-LIKE SETTING WITH VIEWS OF CANAL Welcome to your brand new, 2026, 4 bedroom, 2 bath home, complete with laundry area, walk in closets, shaker style cabinets, kitchen island with pendant lights, and ALL appliances, including washer and dryer! You get to enjoy the views and sounds out the living room, master bedroom, and two smaller bedroom windows of the canal and its wildlife. This lot is at the end and corner unit of a dead end street, so you enjoy low traffic. Quiet neighborhood is minutes to downtown Eagle, major shopping including Winco, Home Depot, potential future Costco location, restaurants, and Stephen C. Gruber Park.

Key facts

• Walk in closets
• Kitchen island
• Views of canal

Tags

• QUIET PARK LIKE SETTING
• VIEWS OF CANAL
• WALK IN CLOSETS
• SHAKER STYLE CABINETS
• KITCHEN ISLAND
• QUICK ACCESS TO DOWNTOWN BOISE

Property features AI

Finance

• HOA & community: Monthly association fee of $620

Exterior

• Parking: Finished driveway
• Utilities: Shared well water; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; New construction (built 2026)
• Construction: Built by Fleetwood/Cavco; Year built 2026
• Exterior features: Composition roof; Garden; Irrigation available; Scenic views; Corner lot; Located in a mobile home park; Waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Freestanding oven/range; Refrigerator
• Bedrooms: 4 bedrooms, all on the main level; Primary bedroom approximately 13 x 11; Bedroom 2 approximately 9 x 11; Bedroom 3 approximately 9 x 11; Bedroom 4 approximately 13 x 9
• Flooring: Carpet; Engineered vinyl plank
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Primary bedroom with ensuite bath; Split bedroom floorplan; Family room; Walk-in closet(s); Breakfast bar; Kitchen island; 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 4-bed/2.0-bath manufactured listed at $175k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $18 ($214/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).
• This rent runs 32% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.34% ✓
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.54×
• Total profit: $-22,323
• Equity at exit: $26,093

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $2,823
• Equity at exit: $15,131

Cash invested: $49,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,338 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$620
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $18

Break-even live

Break-even rent $2,316

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $139	-5% $78	+0% $18	+5% $-43	+10% $-103
Rent	-10% $-167	-5% $-75	+0% $18	+5% $110	+10% $203
Rate	-1.0pp $106	-0.5pp $62	base $18	+0.5pp $-27	+1.0pp $-74

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9557 W State St Garden City, ID	3.0	2.0	1242	$1,850	$1.49	3d	1	0.58mi
7356 N Lucy Rose Ln Apt 104 Boise, ID	3.0	3.0	1300	$1,895	$1.46	4d	1	0.80mi
2420 E Clackamas Ct Eagle, ID	3.0	2.5	1833	$2,595	$1.42	3d	1	0.92mi
6077 N Tarako Ave Boise, ID	3.0	2.5	1583	$2,172	$1.37	3d	2	1.21mi
338 S Edgewood Ln Eagle, ID	1.0–3.0	1.0–2.5	1237	$2,150	$1.74	3d	13	1.32mi
7228 W Rygate Dr Boise, ID	3.0	2.5	1395	$2,345	$1.68	24d	1	1.45mi
1271 E Lone Creek Dr Eagle, ID	3.0	2.5	1840	$2,450	$1.33	24d	1	1.48mi
7456 W Limelight Ct Boise, ID	3.0	2.0	1278	$2,095	$1.64	4d	1	1.49mi

HOA detail

• Monthly dues: $620 · $7,440/yr

Listing history 15 events

1. 2026-06-18
   days on market $175,000 Active 23 DOM
2. 2026-06-17
   days on market $175,000 Active 22 DOM
3. 2026-06-16
   days on market $175,000 Active 21 DOM
4. 2026-06-15
   days on market $175,000 Active 20 DOM
5. 2026-06-13
   days on market $175,000 Active 18 DOM
6. 2026-06-10
   days on market $175,000 Active 15 DOM
7. 2026-06-09
   days on market $175,000 Active 14 DOM
8. 2026-06-08
   days on market $175,000 Active 13 DOM
9. 2026-06-07
   days on market $175,000 Active 12 DOM
10. 2026-06-05
    days on market $175,000 Active 9 DOM
11. 2026-06-03
    days on market $175,000 Active 8 DOM
12. 2026-06-03
    days on market $175,000 Active 7 DOM
13. 2026-06-01
    days on market $175,000 Active 6 DOM
14. 2026-05-31
    days on market $175,000 Active 5 DOM
15. 2026-05-26
    listed $175,000 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: $28,059
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − HOA: −$7,440
• − Depreciation: −$5,091
• Taxable loss: −$2,264
• Est. tax savings @ 24.0%: +$543
• After-tax cash flow: $758/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 · 6 photos

Excellent 100/100 None rehab

This brand new, never lived in, 2026 manufactured home is in excellent condition and ready for immediate occupancy. It offers a quiet, park-like setting with canal views and is conveniently located near downtown Eagle and various amenities.

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
• County: Ada County · 522,161 people
• City population: 152,689
• 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

• 2026-05-26 Listed $175,000 IMLS