10890 W Sharpthorn · Boise City, ID 83709

$540,000

5 bd · 3.0 ba · 2,767 sqft · SingleFamily public records · 4 Days on market

Built 2019 7,405 sqft lot Est $661k · 18% under $58/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Schools +5.2/10.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Caden Creek community, where space, functionality, and comfort come together beautifully. This thoughtfully designed home offers 5 bedrooms plus a versatile loft and office, giving you room to live, work, and grow. The main level features a spacious primary suite with a walk in closet, creating a private retreat separate from the rest of the home. You will also find a dedicated office, a large laundry room, and an open concept kitchen and living area that is perfect for everyday living and entertaining. Upstairs, you will find three additional bedrooms, a full bathroom, and a generous loft or bonus space, ideal for a playroom, media room, or second living area. Step outside t

Key facts

• Open concept kitchen
• Dedicated office
• Versatile loft

Tags

• CADEN CREEK COMMUNITY
• VERSATILE LOFT
• DEDICATED OFFICE
• OPEN CONCEPT KITCHEN
• BACKYARD BACKS TO GREENSPACE
• COMMUNITY WALKING PATH

Property features AI

Finance

• Other: Located in Boise South area
• HOA & community: Homeowners association with semi-annual dues of $350; Subdivision: Caden Creek

Exterior

• Parking: Attached tandem garage with room for 3 vehicles; 3 covered parking spaces
• Utilities: City water service; Sewer connected
• Home design: Single-family residence; Built in 2019
• Construction: Frame construction; Composition roof
• Exterior features: Metal and vinyl fencing; Auto sprinkler system; Standard suburban lot (approx. 6000–9999 sq ft)

Interior

• Kitchen: Granite counters; Dishwasher; Disposal; Microwave; Freestanding oven/range; Refrigerator; Pantry
• Bedrooms: 5 bedrooms — primary on the main level; remaining bedrooms on the upper level; Bedroom sizes include approximately 14 x 14 (primary), 11 x 11, 10 x 10, 10 x 11, and 11 x 11; Main-level office (approx. 11 x 10)
• Flooring: Tile; Carpet; Laminate
• Bathrooms: 3 bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Den/office; Family room; Rec/bonus room; Walk-in closets; Pantry; Granite counters
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $540k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $516k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $392k (27.4% below list).
• Recommended offer: $392k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• 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: Lake Hazel Elementary School (math 57% / reading 57%, grade C+, #88 of 357 statewide, top 28%, 390 students, 26% FRL); Mountain View High School (math 42% / reading 72%, grade C, #21 of 169 statewide, top 13%, 2,462 students, 16% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 296 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).
• At $3,920/mo this rent would consume 51% of the median local household income ($93k/yr) (locally 569% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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

• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $391,965 (27.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $661,313
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10890 W Sharpthorn	0.00mi	5/2.5	2,767 (0%)	0mo	$540,000	$195	98
4877 S Pinto Ave	0.05mi	5/2.0	2,768 (0%)	10mo	$549,900	$199	85
10889 W Harness St	0.07mi	4/2.5 (-1)	2,615 (-6%)	6mo	$540,000	$207	76
11538 W Sharpthorn Dr	0.39mi	4/3.0 (-1)	2,812 (+2%)	1mo	$699,900	$249	73
10990 W Highlander Dr	0.10mi	4/2.5 (-1)	2,514 (-9%)	1mo	$799,990	$318	72
11286 W Highlander Rd	0.27mi	4/2.0 (-1)	2,584 (-7%)	1mo	$724,990	$281	67
4875 S Townsend Pl	0.37mi	4/3.0 (-1)	2,932 (+6%)	9mo	$699,900	$239	60
4270 S Varian Ave	0.64mi	4/3.5 (-1)	2,855 (+3%)	1mo	$698,000	$244	57
5660 S Moon Land	0.52mi	4/2.5 (-1)	2,982 (+8%)	4mo	$520,000	$174	52
10860 W Mohawk	0.71mi	4/2.0 (-1)	2,535 (-8%)	3mo	$600,000	$237	41
9939 W Arabian Dr	0.71mi	4/2.0 (-1)	2,557 (-8%)	8mo	$534,900	$209	38
10258 W Brownstone Dr	0.69mi	4/2.5 (-1)	2,400 (-13%)	3mo	$575,000	$240	36

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-91,325
• Equity at exit: $80,516

10-year hold

• IRR: -7.0%
• Equity multiple: 0.53×
• Total profit: $-70,429
• Equity at exit: $46,689

Cash invested: $151,200 (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 83709

• Rents YoY: 4.3%
• Active inventory: 296
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $3,920 medium
• Mortgage (P&I): −$2,832
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$225
• HOA: −$58
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $-135

Break-even live

Break-even rent $4,091

Max offer price $516,133

Occupancy floor 98%

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: $135,000
• Closing costs: $16,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6346 S Rohanna Way Boise, ID	4.0	2.5	2005	$2,550	$1.27	3d	1	0.88mi
10053 W Lyrical Dr Unit 1470095P Boise, ID	4.0	2.5	2992	$6,264	$2.09	14d	1	1.24mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 17 events

1. 2026-05-06
   status Pending
2. 2026-05-06
   status Active
3. 2026-05-05
   status Pending
4. 2026-05-01
   listed $540,000 Active
5. 2020-05-26
   status Pending
6. 2020-04-25
   price $404,990
7. 2020-04-17
   price $407,990
8. 2020-04-03
   price $409,990
9. 2020-02-15
   price $417,990
10. 2020-01-23
    price $407,990
11. 2019-12-31
    price $409,990
12. 2019-12-13
    price $414,990
13. 2019-11-19
    price $422,990
14. 2019-10-23
    price $424,990
15. 2019-09-10
    price $428,580
16. 2019-06-22
    price $432,012
17. 2019-06-13
    listed $429,422 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $1,402 · $117/mo
• Projected year-2 tax: $3,726 · $310/mo
• Expected delta: +$2,324/yr (+$194/mo · 165.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 32% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,036
• − Mortgage interest: −$30,248
• − Property taxes: −$1,402
• − Insurance: −$2,700
• − Repairs & maintenance: −$3,763
• − Management: −$3,763
• − HOA: −$696
• − Depreciation: −$15,709
• Taxable loss: −$11,245
• Est. tax savings @ 24.0%: +$2,699
• After-tax cash flow: $1,078/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

• County: Ada County · 522,161 people
• City population: 152,689
• Metro: Boise City, ID
• Population (ZIP): 58,928
• Household income: $92,786
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 569.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 4% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% 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: ▼ -379.92%
• Current HPI: 358.8386
• Rent YoY: ▲ 4.26%
• 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

+25.8% since first listed

17 events — show timeline

• 2026-05-06 Pending — IMLS
• 2026-05-06 Relisted — IMLS
• 2026-05-05 Pending — IMLS
• 2026-05-01 Listed $540,000 IMLS
• 2020-05-26 Pending — IMLS
• 2020-04-25 Price Changed $404,990 IMLS
• 2020-04-17 Price Changed $407,990 IMLS
• 2020-04-03 Price Changed $409,990 IMLS
• 2020-02-15 Price Changed $417,990 IMLS
• 2020-01-23 Price Changed $407,990 IMLS
• 2019-12-31 Price Changed $409,990 IMLS
• 2019-12-13 Price Changed $414,990 IMLS
• 2019-11-19 Price Changed $422,990 IMLS
• 2019-10-23 Price Changed $424,990 IMLS
• 2019-09-10 Price Changed $428,580 IMLS
• 2019-06-22 Price Changed $432,012 IMLS
• 2019-06-13 Listed $429,422 IMLS

Property tax history

-2.6%/yr

Latest (2025): $1,402 · -2.6% YoY. Source: county tax records.