227 W Silver City Dr · Boise City, ID 83713

$84,900

2 bd · 1.0 ba · 924 sqft · Manufactured · 6 Days on market

Built 1976 Good condition Est $75k · 13% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained home in the 55+ gated community of West Meadows. Large windows fill the living space w/ an abundance of natural light while the open concept floor plan allows for an effortless transition between the kitchen, dining room and living room. Inside you will find newer flooring throughout, an updated bathroom complete w/ a new shower surround (2026), pellet stove and ample storage. The large kitchen has an abundance of cabinetry and countertops, a walk-in pantry and transitions into a large dining area complete w/ a built-in buffet. Step outside to a fully covered front patio (2025) providing a cool oasis for peaceful morning coffee or shaded afternoon relaxation.

Key facts

• Gated community
• Natural light
• Pellet stove

Tags

• GATED COMMUNITY
• NATURAL LIGHT
• OPEN CONCEPT FLOOR PLAN
• UPDATED BATHROOM
• PELLET STOVE
• AMPLE STORAGE

Property features AI

Finance

• HOA & community: Gated community; Located in an Over-55 / senior community; Mobile home park setting (rented lot)

Exterior

• Parking: Carport (1 covered space); RV access/parking; Finished driveway; Total parking for 1 vehicle
• Security: Gated community
• Utilities: City water service; Sewer connected; Electric service
• Home design: Mobile/manufactured home (rented lot); Built in 1976
• Construction: Rolled/hot mop roof
• Exterior features: Vinyl and wood fencing; Covered patio/deck; Garden; Automatic sprinkler system; Full sprinkler system; Storage shed; Private road access; Mobile home located in a mobile home park (rented lot); Senior/Over-55 community

Interior

• Kitchen: Dishwasher; Built-in oven/range; Refrigerator; Breakfast bar; Pantry; Laminate countertops
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Breakfast bar; Pantry; 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 2-bed/1.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 15.4% 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 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.
• Market conditions: Rents rising fast (+4.0%/yr); 135 active listings in the ZIP; 12 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 $587 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.84% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.69%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $74,844
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Meadowland Cir	0.19mi	2/2.0	924 (0%)	1mo	$46,500	$50	87
558 Silver City Dr	0.22mi	2/2.0	924 (0%)	2mo	$39,900	$43	84
376 Bonanza St	0.06mi	3/1.5 (+1)	935 (+1%)	6mo	$49,900	$53	83
425 Mesquite	0.18mi	3/2.0 (+1)	924 (0%)	0mo	$54,990	$60	82
145 N Rainbow Dr	0.14mi	2/1.0	968 (+5%)	5mo	$78,500	$81	82
424 W Mesquite	0.17mi	3/1.5 (+1)	924 (0%)	7mo	$78,000	$84	79
358 Bonanza Dr	0.10mi	2/1.0	840 (-9%)	2mo	$80,000	$95	79
329 Oak Cir	0.06mi	2/1.0	1,022 (+11%)	8mo	$76,900	$75	73
618 Empress St	0.28mi	2/2.0	975 (+6%)	4mo	$74,700	$77	71
351 Oak Cir	0.06mi	2/2.0	1,018 (+10%)	12mo	$105,000	$103	66
505 Greenleaf	0.29mi	3/2.0 (+1)	980 (+6%)	6mo	$85,000	$87	62
315 Driftwood Rd	0.16mi	2/2.0	1,056 (+14%)	7mo	$115,000	$109	59

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: 29.0%
• Equity multiple: 2.23×
• Total profit: $29,121
• Equity at exit: $12,659

10-year hold

• IRR: 36.9%
• Equity multiple: 4.59×
• Total profit: $85,289
• Equity at exit: $7,341

Cash invested: $23,772 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $648

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 54%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	2d	4	0.46mi
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	11d	1	0.51mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	14d	1	0.59mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	23d	1	0.63mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	3d	5	1.05mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$1,920	$2.02	2d	14	1.23mi
10887 W Ustick Rd Boise, ID	2.0–3.0	1.0–2.0	874	$1,345	$1.54	2d	3	1.26mi
10811 W Ustick Rd Boise, ID	2.0	1.0	794	$1,345	$1.69	21d	1	1.28mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	21d	1	1.32mi
10222 W Ustick Rd Boise, ID	2.0	2.0	1010	$1,575	$1.56	23d	1	1.37mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	14d	1	1.41mi
8443 W Rifleman St Unit 8443 Boise, ID	2.0	1.0	846	$1,900	$2.25	3d	1	1.50mi

Listing history 6 events

1. 2026-06-18
   days on market $84,900 Active 6 DOM
2. 2026-06-17
   days on market $84,900 Active 5 DOM
3. 2026-06-16
   days on market $84,900 Active 4 DOM
4. 2026-06-15
   days on market $84,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $84,900 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: $18,750
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$2,470
• Taxable income: $6,827
• Est. tax owed @ 24.0%: −$1,638
• After-tax cash flow: $6,134/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 · 3 photos

Good 75/100 Cosmetic rehab

This well-maintained manufactured home in a 55+ gated community offers a good condition with newer updates and a good curb appeal. Minor cosmetic improvements can further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort
• Both Install smart home devices — Improves convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort ↑
• Both Install smart home devices — Improves convenience and energy efficiency ↑

ⓘ 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

• 2026-06-12 Listed $84,900 IMLS