441 W Mesquite St · Boise City, ID 83713-7918

$141,900

4 bd · 2.0 ba · 1,296 sqft · Manufactured · 59 Days on market

Built 2020 Est $110k · 29% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

SELLER IS OFFERING TO PAY 2nd, 4th and 6th month of space rent with full price offer. Space rent is $970/ mo. $2910. In your pocket! Welcome home to Rustic Acres, a family park. We have a 2020 Fleetwood Waverly Crest ready for your family to call home! The landscaping and luxurious green grass are beautiful and well maintained. All appliances stay with the home. Large walk-in closet compliments the large master suite. There is RV storage, clubhouse with activities, a dog park and playground for the kiddos! Conveniently located right off Fairview; close to 84, with shopping, and restaurants. Park can offer in house financing. Please remove shoes / use shoe covers. B/BATVAI

Key facts

• Newer oven
• Newer dishwasher
• Vibrant green lawn

Tags

• LUSH LANDSCAPING
• VIBRANT GREEN LAWN
• FRESH INTERIOR PAINT
• UPGRADED APPLIANCES
• NEWER OVEN
• NEWER DISHWASHER

Property features AI

Finance

• Other: Located in Rustic Acres subdivision; Situated in a mobile home park/used as single-family; Public and private road frontage; paved road surface

Exterior

• Parking: 1 covered space; 1-car carport; RV access/parking; Finished driveway
• Utilities: Shared well water; Sewer connected; Cable connected; Broadband internet
• Home design: Mobile/manufactured home (rented lot)
• Construction: Built in 2020; Wood siding; Composition roof
• Exterior features: Full metal fencing; Garden; Sidewalks; Storage shed

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Freestanding oven/range; Refrigerator
• Bedrooms: 4 bedrooms, all on the main level (Primary: 14 x 11; Bedroom 2: 11 x 11; Bedroom 3: 11 x 10; Bedroom 4: 11 x 11)
• Flooring: Carpet; Engineered vinyl plank
• Bathrooms: 2 bathrooms (includes bath in primary bedroom)
• Heating & cooling: Forced air heating with electric and heat pump options; Central air conditioning
• Interior features: Bath in master bedroom; Master bedroom on main level; Split bedroom layout; Walk-in closet(s); Breakfast bar; Pantry; Laminate countertops
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $142k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $138k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 1 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $5k of equity ($981 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $40k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $137,643 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.39% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.36%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $110,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
441 W Mesquite St	0.00mi	4/2.0	1,296 (0%)	0mo	$141,900	$109	100
507 N Meadowland Dr	0.10mi	3/2.0 (-1)	1,296 (0%)	8mo	$79,900	$62	83
260 N Checola Cir	0.26mi	3/1.5 (-1)	1,248 (-4%)	2mo	$85,000	$68	73
551 Silver City Dr	0.16mi	3/2.0 (-1)	1,200 (-7%)	7mo	$100,000	$83	69
602 Empress	0.08mi	3/2.0 (-1)	1,404 (+8%)	10mo	$119,900	$85	69
621 Timathy St	0.13mi	3/2.0 (-1)	1,152 (-11%)	3mo	$74,990	$65	68
130 N Rainbow Dr	0.32mi	3/2.0 (-1)	1,248 (-4%)	12mo	$139,900	$112	64
392 Silver City Dr	0.15mi	3/2.0 (-1)	1,430 (+10%)	11mo	$162,000	$113	62
529 N Meadowland Cir	0.09mi	3/2.0 (-1)	1,152 (-11%)	13mo	$85,000	$74	62
1349 N Meadowland Ln	0.28mi	3/2.0 (-1)	1,152 (-11%)	7mo	$131,900	$114	58
137 Rainbow Dr	0.34mi	3/2.0 (-1)	1,152 (-11%)	5mo	$137,000	$119	57
1247 N Timathy Rd	0.25mi	3/2.0 (-1)	1,152 (-11%)	11mo	$95,000	$82	56

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: 23.8%
• Equity multiple: 2.35×
• Total profit: $53,740
• Equity at exit: $63,804

10-year hold

• IRR: 24.7%
• Equity multiple: 4.53×
• Total profit: $140,056
• Equity at exit: $98,330

Cash invested: $39,732 (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 83713-7918

• Active inventory: 1
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$744
• Tax est. 1.5%: −$177 /mo · $2,128/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $575

Break-even live

Break-even rent $1,241

Max offer price $141,900

Occupancy floor 66%

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: $35,475
• Closing costs: $4,257
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	23d	1	0.91mi
3848 E Presidential Dr Meridian, ID	3.0	3.0	1356	$2,250	$1.66	14d	1	1.25mi
2663 N Fastwater Ave Boise, ID	3.0	2.0	1204	$1,795	$1.49	14d	1	1.26mi
11274 W Race St Boise, ID	3.0	2.5	1744	$2,150	$1.23	14d	1	1.33mi
10887 W Ustick Rd Boise, ID	2.0–3.0	1.0–2.0	874	$1,605	$1.84	2d	3	1.41mi
12401 W Norristown St Boise, ID	3.0	2.0	1343	$1,950	$1.45	2d	1	1.41mi
8973 W Irving St Bldg 6 Boise, ID	3.0	2.5	1524	$2,250	$1.48	14d	1	1.42mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$2,333	$2.46	2d	14	1.48mi

Listing history 7 events

1. 2026-04-29
   status Pending
2. 2026-04-09
   price $141,900
3. 2026-03-01
   listed $145,000 Active
4. 2024-01-30
   price $90,000 680-char remark

   Show marketing remark (680 chars)

   SELLER IS OFFERING TO PAY 2nd, 4th and 6th month of space rent with full price offer. Space rent is $970/ mo. $2910. In your pocket! Welcome home to Rustic Acres, a family park. We have a 2020 Fleetwood Waverly Crest ready for your family to call home! The landscaping and luxurious green grass are beautiful and well maintained. All appliances stay with the home. Large walk-in closet compliments the large master suite. There is RV storage, clubhouse with activities, a dog park and playground for the kiddos! Conveniently located right off Fairview; close to 84, with shopping, and restaurants. Park can offer in house financing. Please remove shoes / use shoe covers. B/BATVAI

5. 2024-01-30
   soldstatus Sold 680-char remark

   Show marketing remark (680 chars)

   SELLER IS OFFERING TO PAY 2nd, 4th and 6th month of space rent with full price offer. Space rent is $970/ mo. $2910. In your pocket! Welcome home to Rustic Acres, a family park. We have a 2020 Fleetwood Waverly Crest ready for your family to call home! The landscaping and luxurious green grass are beautiful and well maintained. All appliances stay with the home. Large walk-in closet compliments the large master suite. There is RV storage, clubhouse with activities, a dog park and playground for the kiddos! Conveniently located right off Fairview; close to 84, with shopping, and restaurants. Park can offer in house financing. Please remove shoes / use shoe covers. B/BATVAI

6. 2024-01-16
   status Pending 680-char remark

   Show marketing remark (680 chars)

   SELLER IS OFFERING TO PAY 2nd, 4th and 6th month of space rent with full price offer. Space rent is $970/ mo. $2910. In your pocket! Welcome home to Rustic Acres, a family park. We have a 2020 Fleetwood Waverly Crest ready for your family to call home! The landscaping and luxurious green grass are beautiful and well maintained. All appliances stay with the home. Large walk-in closet compliments the large master suite. There is RV storage, clubhouse with activities, a dog park and playground for the kiddos! Conveniently located right off Fairview; close to 84, with shopping, and restaurants. Park can offer in house financing. Please remove shoes / use shoe covers. B/BATVAI

7. 2023-12-15
   listed $109,900 Active 680-char remark

   Show marketing remark (680 chars)

   SELLER IS OFFERING TO PAY 2nd, 4th and 6th month of space rent with full price offer. Space rent is $970/ mo. $2910. In your pocket! Welcome home to Rustic Acres, a family park. We have a 2020 Fleetwood Waverly Crest ready for your family to call home! The landscaping and luxurious green grass are beautiful and well maintained. All appliances stay with the home. Large walk-in closet compliments the large master suite. There is RV storage, clubhouse with activities, a dog park and playground for the kiddos! Conveniently located right off Fairview; close to 84, with shopping, and restaurants. Park can offer in house financing. Please remove shoes / use shoe covers. B/BATVAI

ⓘ 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: $23,629
• − Mortgage interest: −$7,949
• − Property taxes: −$2,128
• − Insurance: −$710
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$4,128
• Taxable income: $4,933
• Est. tax owed @ 24.0%: −$1,184
• After-tax cash flow: $5,715/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

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

+29.1% since first listed

7 events — show timeline

• 2026-04-29 Pending — IMLS
• 2026-04-09 Price Changed $141,900 IMLS
• 2026-03-01 Listed $145,000 IMLS
• 2024-01-30 Price Changed $90,000 IMLS
• 2024-01-30 Sold (MLS) — IMLS
• 2024-01-16 Pending — IMLS
• 2023-12-15 Listed $109,900 IMLS