1331 Rimwood #71 · Boise City, ID 83704

$144,900

3 bd · 2.0 ba · 1,431 sqft · Manufactured · 22 Days on market

Built 1988 Good condition Est $132k · 10% over

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Why this score? — see what drove the C+ 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• ARV discount +3.0/15.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated & Move-In Ready Manufactured Home! Welcome to this beautifully refreshed 3-bedroom, 2-bath manufactured home offering comfort, convenience, and value! Recently renovated, this home features brand-new carpet, fresh interior paint, and updated lighting throughout, creating a bright and inviting space you’ll love coming home to. Enjoy a functional layout with spacious living areas and a comfortable flow—perfect for everyday living or entertaining. Outside, you’ll appreciate 4 dedicated parking spaces, giving you plenty of room for vehicles and guests. Located in a well-maintained community, residents enjoy access to fantastic amenities including a community poo

Key facts

• Community pool
• Built 1988
• Listed 22 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Community pool

Exterior

• Parking:
• Security:
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot
• Construction: Built in 1988
• Exterior features: Located in a mobile home park; Community pool; Paved road access

Interior

• Kitchen: Dishwasher; Oven/Range (freestanding); Refrigerator; Pantry; Breakfast bar; Laminate counters
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Primary bathroom in master bedroom; Master bedroom on main level; Breakfast bar; Pantry; Laminate counters
• Laundry & utility: Utility room on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 C — 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: Horizon Elementary School (math 26% / reading 38%, grade F, #294 of 357 statewide, top 85%, 484 students, 56% FRL); Fairmont Junior High School (math 23% / reading 44%, grade F, #87 of 109 statewide, top 80%, 677 students, 41% FRL); Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL).
• Zoned-school proficiency averages 37% at this address vs 49% district-wide (-12 pts) — the specific schools serving this property underperform the Boise Independent District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 194 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Recommended offer $142,726 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.75%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $131,652
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1251 N Arrow Ln	0.06mi	3/2.0	1,352 (-6%)	13mo	$105,000	$78	77
8483 W Irving Ln	0.22mi	4/2.0 (+1)	1,510 (+6%)	0mo	$160,000	$106	75
1351 N Oakwood Ln	0.02mi	4/2.0 (+1)	1,296 (-9%)	9mo	$85,000	$66	71
480 N Lilly Dr	0.18mi	3/2.0	1,584 (+11%)	14mo	$127,000	$80	62
8611 W Irving Ln	0.14mi	3/2.0	1,624 (+14%)	19mo	$149,900	$92	55
2274 N Patricia Ln	0.73mi	3/2.0	1,344 (-6%)	21mo	$167,500	$125	38

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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,109
• Equity at exit: $21,605

10-year hold

• IRR: 9.9%
• Equity multiple: 1.73×
• Total profit: $29,687
• Equity at exit: $12,528

Cash invested: $40,572 (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 83704

• Rents YoY: 1.9%
• Active inventory: 194
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $431

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 71%

Sensitivity live

Price	-10% $531	-5% $481	+0% $431	+5% $381	+10% $331
Rent	-10% $288	-5% $359	+0% $431	+5% $503	+10% $574
Rate	-1.0pp $504	-0.5pp $468	base $431	+0.5pp $394	+1.0pp $355

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8973 W Irving St Bldg 6 Boise, ID	3.0	2.5	1524	$2,250	$1.48	16d	1	0.17mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$2,333	$2.46	4d	14	0.20mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	5d	5	0.26mi
9846 W Rosecroft Ct #102 Boise, ID	2.0	2.5	1236	$1,545	$1.25	5d	1	0.70mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	23d	1	0.73mi
9993 W Rosecroft Ct #101 Boise, ID	2.0	2.5	1136	$1,575	$1.39	5d	1	0.78mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	16d	1	0.88mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	25d	1	0.89mi
9113 W Ustick Rd Unit 102 Boise, ID	2.0	2.0	1000	$1,525	$1.52	25d	1	1.14mi
9131 W Ustick Rd Unit 104 Boise, ID	2.0	2.0	1000	$1,595	$1.59	13d	1	1.17mi
9056 W Sigmont Ln Unit 201 Boise, ID	2.0	2.0	900	$1,300	$1.44	16d	1	1.18mi
7521 W Tottenham Ln Apt 202 Boise, ID	3.0	2.0	1113	$1,595	$1.43	25d	1	1.23mi
8834 W Pine Valley Ln Unit 1 Boise, ID	3.0	2.5	1427	$1,925	$1.35	13d	1	1.25mi
1452 N Allumbaugh St Boise, ID	2.0	2.5	1100	$1,525	$1.39	13d	1	1.25mi
8786 W Pine Valley Ln Unit 1 Boise, ID	3.0	2.5	1340	$1,975	$1.47	21d	1	1.26mi
6739 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	25d	1	1.28mi
950 N Allumbaugh St Boise, ID	2.0	1.0	902	$1,505	$1.67	4d	2	1.29mi
6724 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	13d	1	1.29mi
657 White Cloud Dr Boise, ID	2.0	1.0	950	$1,345	$1.42	5d	1	1.30mi
6677 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	25d	1	1.31mi
697 White Cloud Dr Boise, ID	2.0	1.0	921	$1,450	$1.57	25d	1	1.32mi
6660 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	25d	1	1.33mi
1407 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	5d	1	1.34mi
6641 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	25d	1	1.34mi
6652 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	25d	1	1.36mi
1406 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	5d	1	1.36mi
6758 W Clinton Ln Boise, ID	2.0	1.0	900	$1,345	$1.49	25d	1	1.37mi
1411 N Liberty St Boise, ID	2.0–4.0	1.5–2.0	1630	$1,620	$0.99	25d	1	1.45mi
1105 N Liberty St Boise, ID	1.0–2.0	1.0	727	$1,949	$2.68	16d	4	1.48mi

Listing history 16 events

1. 2026-06-22
   days on market $144,900 Active 22 DOM
2. 2026-06-18
   days on market $144,900 Active 19 DOM
3. 2026-06-17
   days on market $144,900 Active 18 DOM
4. 2026-06-16
   days on market $144,900 Active 17 DOM
5. 2026-06-15
   days on market $144,900 Active 16 DOM
6. 2026-06-13
   days on market $144,900 Active 14 DOM
7. 2026-06-10
   days on market $144,900 Active 11 DOM
8. 2026-06-09
   days on market $144,900 Active 10 DOM
9. 2026-06-08
   days on market $144,900 Active 9 DOM
10. 2026-06-07
    days on market $144,900 Active 8 DOM
11. 2026-06-05
    days on market $144,900 Active 5 DOM
12. 2026-06-03
    days on market $144,900 Active 4 DOM
13. 2026-06-03
    days on market $144,900 Active 3 DOM
14. 2026-06-01
    days on market $144,900 Active 2 DOM
15. 2026-05-31
    remarks 677-char remark
16. 2026-05-31
    listed $144,900 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: $21,759
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$4,215
• Taxable income: $3,048
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $4,442/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

Good 80/100 Cosmetic rehab

This beautifully updated 3-bedroom, 2-bath manufactured home is move-in ready with fresh paint, new carpet, and updated bathrooms. It offers a great value in a well-maintained community with ample parking and landscaping.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value
• Both Upgrading flooring in bathrooms — Improves aesthetics and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Upgrading flooring in bathrooms — Improves aesthetics and can increase both resale and rental value ↑

ⓘ 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: 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): 42,719
• Household income: $73,390
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 1415.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Asian 2% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Portuguese 3% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% Russian/Polish/Slavic 1% 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: ▼ -393.15%
• Current HPI: 379.0934
• Rent YoY: ▲ 1.95%
• 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

• 2026-05-30 Listed $144,900 IMLS