5725 Confederate Ln · Garden City, ID 83614

$99,000

3 bd · 2.0 ba · 924 sqft · Manufactured · 1 Days on market

Built 1979 $895/mo HOA · 51% 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0

Listing remarks

Welcome to effortless living in the highly desirable Shenandoah Estates, a vibrant 55+ community nestled along the Boise River. This beautifully maintained home offers 3 bedrooms, 2 bathrooms, and a spacious, functional floor plan designed for comfort and convenience. The bright kitchen features abundant cabinetry and ample counter space, while the large primary suite includes a relaxing soaker tub and generous closet space. Additional bedrooms are nicely sized for guests, hobbies, or a home office. This move-in-ready home includes all appliances, washer, dryer, and even a golf cart. Enjoy outdoor living on the covered patio, plus a covered carport, storage shed/workshop, and a charming yar

Key facts

• Bright kitchen
• Charming yard
• Boise river

Tags

• BOISE RIVER
• BRIGHT KITCHEN
• COVERED PATIO
• COVERED CARPORT
• STORAGE SHED
• CHARMING YARD

Property features AI

Finance

• HOA & community: Monthly association fee of $895; Gated community; Senior community / over-55

Exterior

• Parking: Carport (covered) with 1 space
• Security: Gated community
• Utilities: Community water; Sewer connected; Cable connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1979; Located in an over-55 community
• Construction: Manufactured home
• Exterior features: Covered patio/deck; Garden; Automatic sprinkler system; Full sprinkler system; Community pool

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Master bedroom on the main level; Den/office
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (27.8% below list).
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $71k (27.8% below list) — sets the bar for cash-flow.
• Cap rate 4.0% 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); Riverglen Jr High School (math 33% / reading 56%, grade D, #52 of 109 statewide, top 51%, 540 students, 27% FRL); Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL).
• Market conditions: 3 active listings in the ZIP; 11 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

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• Ada County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $71,465 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.78% ✓
• Cap rate: 3.99%
• Cash-on-cash: -8.24%
• DSCR: 0.63
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $61,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5637 Fairfax Ln	0.09mi	2/1.0 (-1)	924 (0%)	2mo	$124,900	$135	86
7973 Manassas	0.07mi	2/1.0 (-1)	924 (0%)	9mo	$134,900	$146	80
7837 W Manassas	0.16mi	2/2.0 (-1)	924 (0%)	10mo	$50,000	$54	79
6955 Royal Glen Ln	0.64mi	3/2.0	924 (0%)	9mo	$67,500	$73	63
5262 N North Glen Ln #43	0.70mi	2/1.0 (-1)	938 (+2%)	0mo	$75,000	$80	56
7015 W Royal Glen Ln	0.61mi	2/1.5 (-1)	972 (+5%)	1mo	$15,000	$15	55
6990 W Royal Glen Ln	0.62mi	2/1.0 (-1)	938 (+2%)	15mo	$44,900	$48	47
5285 N Glen	0.71mi	2/1.0 (-1)	840 (-9%)	2mo	$49,900	$59	41
5432 N Glencrest Ln	0.68mi	2/1.0 (-1)	938 (+2%)	21mo	$30,000	$32	39
7008 Royal Glen Ln	0.61mi	2/2.0 (-1)	840 (-9%)	20mo	$89,500	$107	35
6971 Garden Glen Ln	0.62mi	2/2.0 (-1)	1,056 (+14%)	18mo	$69,500	$66	28
5504 Glencrest Ln	0.67mi	2/2.0 (-1)	1,044 (+13%)	18mo	$69,900	$67	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $383
• Equity at exit: $44,515

10-year hold

• IRR: 4.4%
• Equity multiple: 1.69×
• Total profit: $19,155
• Equity at exit: $68,602

Cash invested: $27,720 (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 83614

• Active inventory: 3
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$895
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-190

Break-even live

Break-even rent $1,999

Max offer price $71,465

Occupancy floor —

Sensitivity live

Price	-10% $-122	-5% $-156	+0% $-190	+5% $-224	+10% $-259
Rent	-10% $-329	-5% $-260	+0% $-190	+5% $-121	+10% $-51
Rate	-1.0pp $-140	-0.5pp $-165	base $-190	+0.5pp $-216	+1.0pp $-242

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	$2,183	$1.77	4d	21	0.30mi
6200 N River Pointe Ln Garden City, ID	1.0–3.0	1.0–2.0	1000	$3,157	$3.16	4d	8	0.77mi
5497 N Pierce Park Ln Unit 53-101 Boise, ID	2.0	1.5	880	$1,495	$1.70	16d	1	0.90mi
5497 N Pierce Park Ln Unit 79-202 Boise, ID	2.0	1.5	880	$1,395	$1.59	16d	1	0.90mi
5497 N Pierce Park Ln Boise, ID	2.0	1.5	880	$1,445	$1.64	4d	3	0.90mi
59515953 N Pierce Park Ln Unit 5951 Boise, ID	2.0	1.0	850	$1,450	$1.71	5d	1	0.97mi
6589 W Lucky Ln Boise, ID	2.0	2.0	1025	$1,450	$1.41	21d	1	0.99mi
6474 W Lucky Ln Unit 12202 Boise, ID	2.0	2.0	1100	$1,500	$1.36	25d	1	1.08mi
4807 N Fortune Ln Unit 201 Boise, ID	2.0	2.0	925	$1,245	$1.35	16d	1	1.09mi
6103 W State St Unit 6103-12 Boise, ID	2.0	1.0	825	$1,350	$1.64	25d	1	1.46mi
6043 W Port Pl Unit 104 Boise, ID	2.0	2.0	950	$1,345	$1.42	5d	1	1.49mi

HOA detail

• Monthly dues: $895 · $10,740/yr

Listing history 2 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   listed $99,000 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: $21,097
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − HOA: −$10,740
• − Depreciation: −$2,880
• Taxable loss: −$3,424
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $-1,462/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: 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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+612.2% since first listed

5 events — show timeline

• 2026-06-21 Listed $99,000 IMLS
• 2021-12-01 Listed $89,000 IMLS
• 2021-12-01 Sold (MLS) — IMLS
• 2002-07-29 Sold (MLS) — IMLS
• 2001-08-06 Listed $13,900 IMLS