5327 N Red Hills Pl · Meridian, ID 83646

$699,999

4 bd · 3.0 ba · 3,168 sqft · SingleFamily public records · 70 Days on market

Built 2007 6,534 sqft lot Est $744k · 6% under $62/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).

• Cash flow +12.1/30.0
• ARV discount +10.2/15.0
• Schools +5.2/10.0
• Livability +4.1/5.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

* * Huge Price Improvement! * * Sellers are motivated! VA sssumable loan at 3.75%! Exceptional value in North Meridian’s desirable Saguaro Canyon community, offering a resort-style pool, playground, and scenic walking paths. This 3,168 sq ft custom home features soaring vaulted ceilings, large bedrooms, a main-level den/office, formal dining, and an expansive bonus room ideal for a home theater with wet bar. Rare oversized RV garage adds outstanding flexibility and long-term value. Enjoy a covered patio and backyard backing to the neighborhood walking path with mature grape vines. Recent updates include refreshed interior paint, and a partially remodeled upstairs bathroom. Curren

Key facts

• Expansive bonus room
• Formal dining
• Main-level den

Tags

• RESORT-STYLE POOL
• MAIN-LEVEL DEN
• FORMAL DINING
• EXPANSIVE BONUS ROOM
• OVERSIZED RV GARAGE
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $700k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $674k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $516k (26.2% below list).
• Recommended offer: $516k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in Meridian — 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 (#10 in ID, #1,176 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D+.
• 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: Prospect Elementary School (math 63% / reading 60%, grade B, #68 of 357 statewide, top 19%, 532 students, 15% FRL); Heritage Middle School (math 63% / reading 79%, grade A, #1 of 109 statewide, top 0%, 1,062 students, 11% FRL); Rocky Mountain High School (math 47% / reading 76%, grade B-, #18 of 169 statewide, top 10%, 1,917 students, 8% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 905 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 $5,164/mo this rent would consume 60% of the median local household income ($103k/yr) (locally 1017% 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 $5k of loan paydown is wiped out by about $21k 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 70 days — a 6% lower offer ($658k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $80k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $516,422 (26.2% 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. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $744,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1082 E Azan St	0.44mi	4/3.0	3,041 (-4%)	2mo	$729,900	$240	71
891 E Silver Torch St	0.18mi	5/2.5 (+1)	2,895 (-9%)	2mo	$699,000	$241	69
6102 N Senita Hills Ave	0.51mi	5/4.0 (+1)	3,178 (+0%)	2mo	$719,990	$227	65
6105 N Torva Ave	0.50mi	5/4.0 (+1)	3,178 (+0%)	4mo	$729,990	$230	64
6135 N Senita Hills Ave	0.53mi	5/4.0 (+1)	3,178 (+0%)	4mo	$719,990	$227	63
1145 E Territory St	0.48mi	3/2.5 (-1)	2,979 (-6%)	2mo	$1,015,000	$341	59
5423 N Isla Ave	0.29mi	5/2.5 (+1)	2,767 (-13%)	1mo	$585,000	$211	58
6153 N Senita Hills Ave	0.54mi	4/2.5	2,914 (-8%)	3mo	$684,990	$235	57
4481 N Diamond Crk	0.51mi	4/2.5	2,826 (-11%)	1mo	$635,000	$225	55
5804 N Saguaro Hills Pl	0.35mi	3/2.5 (-1)	2,718 (-14%)	0mo	$799,990	$294	53
5893 N Senita Hills Ave	0.38mi	5/2.5 (+1)	3,590 (+13%)	1mo	$929,000	$259	52
4154 N Tipton Ave	0.72mi	5/3.5 (+1)	3,038 (-4%)	1mo	$700,000	$230	52

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 · 4.21% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.40×
• Total profit: $-116,827
• Equity at exit: $104,372

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-88,359
• Equity at exit: $60,523

Cash invested: $196,000 (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 83646

• Home prices YoY: -33.6%
• Rents YoY: 4.2%
• Active inventory: 905
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $5,164 medium
• Mortgage (P&I): −$3,671
• Tax from tax record: −$204 /mo · $2,445/yr
• Insurance: −$292
• HOA: −$62
• Vacancy / Maint / Mgmt: −$1,084
• Net cashflow: $-149

Break-even live

Break-even rent $5,352

Max offer price $673,751

Occupancy floor 98%

Sensitivity live

Price	-10% $248	-5% $50	+0% $-149	+5% $-347	+10% $-545
Rent	-10% $-557	-5% $-353	+0% $-149	+5% $55	+10% $259
Rate	-1.0pp $204	-0.5pp $29	base $-149	+0.5pp $-330	+1.0pp $-515

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5327 N Red Hills Pl Unit 1460932P Meridian, ID	5.0	2.5	3390	$7,384	$2.18	15d	1	0.03mi
236 W Wausau St Meridian, ID	4.0	2.5	2692	$2,795	$1.04	13d	1	0.82mi

HOA detail

• Monthly dues: $62 · $744/yr
• Likely covers: pool

Listing history 9 events

1. 2026-03-10
   status Pending
2. 2026-02-12
   price $699,999
3. 2025-01-02
   listed $779,999 Active
4. 2011-11-28
   soldstatus
5. 2011-01-19
   listed $289,500
6. 2010-08-06
   listed $309,900
7. 2009-11-16
   listed $347,500
8. 2006-12-21
   soldstatus
9. 2006-11-17
   listed $79,900

ⓘ 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: $2,445 · $204/mo
• Projected year-2 tax: $4,830 · $402/mo
• Expected delta: +$2,385/yr (+$199/mo · 97.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,971
• − Mortgage interest: −$39,211
• − Property taxes: −$2,445
• − Insurance: −$3,500
• − Repairs & maintenance: −$4,958
• − Management: −$4,958
• − HOA: −$744
• − Depreciation: −$20,364
• Taxable loss: −$14,208
• Est. tax savings @ 24.0%: +$3,410
• After-tax cash flow: $1,627/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 — Meridian

• Score: 82/100
• State rank: #10
• US rank: #1176

Category grades

Amenities B Commute A+ Cost of living D+ Crime A+ Employment A+ Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meridian, ID
• County: Ada County · 522,161 people
• City population: 138,302
• Metro: Boise City, ID
• Population (ZIP): 76,023
• Household income: $102,861
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 1017.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 9% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Portuguese 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -161.13%
• Current HPI: 318.2697
• Rent YoY: ▲ 4.21%
• 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

+776.1% since first listed

9 events — show timeline

• 2026-03-10 Pending — IMLS
• 2026-02-12 Price Changed $699,999 IMLS
• 2025-01-02 Listed $779,999 IMLS
• 2011-11-28 Sold (Public Records) — Public Records
• 2011-01-19 Listed $289,500 IMLS
• 2010-08-06 Listed $309,900 IMLS
• 2009-11-16 Listed $347,500 IMLS
• 2006-12-21 Sold (MLS) — IMLS
• 2006-11-17 Listed $79,900 IMLS

Property tax history

-2.2%/yr

Latest (2025): $2,445 · -3.9% YoY. Source: county tax records.