2324 E Blue Lake Ln #69 · Boise City, ID 83716

$174,000

2 bd · 2.0 ba · 960 sqft · SingleFamily · 21 Days on market

Built 2022 Good condition

---

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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New home built on old manufactured home chassis. Big welcoming covered front porch, two sheds in back, tiled master bath with walk-in shower. Large kitchen island for comfortable living. Enjoy the convenience of the simple life in the 960 square foot home in beautiful Blue Valley Lakeside Community MHP. Lot Rent $560

Key facts

• Usable outdoor space
• Two storage sheds
• Fully fenced yard

Tags

• FULLY FENCED YARD
• LARGE PARKING AREA
• TWO STORAGE SHEDS
• USABLE OUTDOOR SPACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Property built by Armando Garcia Arenas
• Financial info: Homeowner tax exemption (specific tax amounts excluded)
• HOA & community: Home located in Blue Valley subdivision (mobile home park community)

Exterior

• Parking: RV access/parking; Finished driveway
• Utilities: City and community water service; Sewer connected; Private paved road frontage
• Home design: Mobile/manufactured home on a rented lot; Entry and main living areas on the main level
• Construction: Built in 2022; Composition roof
• Exterior features: Covered patio/deck; Garden; Storage shed; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Microwave; Kitchen island; Pantry
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate counters noted (flooring type not specified)
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Primary bedroom with private bath; Split bedroom floorplan; Pantry; Kitchen island; Laminate countertops
• Laundry & utility: Utility room on the main level; Electric water heater; Heat pump water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $174k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $171k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Timberline High School (math 53% / reading 74%, grade B-, #14 of 169 statewide, top 8%, 1,398 students, 10% FRL) — zoned schools average 10% FRL vs 33% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 49% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Boise Independent District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.8%/yr); 328 active listings in the ZIP; high-income renter base; 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 $5k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($171k) 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 $171,390 (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: 1.12% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.78% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,478
• Equity at exit: $25,944

10-year hold

• IRR: 9.7%
• Equity multiple: 1.81×
• Total profit: $39,387
• Equity at exit: $15,044

Cash invested: $48,720 (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 83716

• Home prices YoY: -22.8%
• Rents YoY: 4.8%
• Active inventory: 328
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,942 medium
• Mortgage (P&I): −$912
• Tax est. 1.5%: −$218 /mo · $2,610/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $332

Break-even live

Break-even rent $1,522

Max offer price $174,000

Occupancy floor 78%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $174,000 Active 21 DOM
2. 2026-06-17
   days on market $174,000 Active 20 DOM
3. 2026-06-16
   days on market $174,000 Active 19 DOM
4. 2026-06-15
   days on market $174,000 Active 18 DOM
5. 2026-06-13
   days on market $174,000 Active 16 DOM
6. 2026-06-10
   days on market $174,000 Active 13 DOM
7. 2026-06-09
   days on market $174,000 Active 12 DOM
8. 2026-06-08
   days on market $174,000 Active 11 DOM
9. 2026-06-07
   days on market $174,000 Active 10 DOM
10. 2026-06-05
    days on market $174,000 Active 7 DOM
11. 2026-06-03
    days on market $174,000 Active 6 DOM
12. 2026-06-03
    days on market $174,000 Active 5 DOM
13. 2026-06-01
    days on market $174,000 Active 4 DOM
14. 2026-05-31
    days on market $174,000 Active 3 DOM
15. 2026-05-28
    listed $174,000 Active
16. 2023-08-18
    soldstatus Sold 318-char remark

    Show marketing remark (318 chars)

    New home built on old manufactured home chassis. Big welcoming covered front porch, two sheds in back, tiled master bath with walk-in shower. Large kitchen island for comfortable living. Enjoy the convenience of the simple life in the 960 square foot home in beautiful Blue Valley Lakeside Community MHP. Lot Rent $560

17. 2023-07-08
    status Pending 318-char remark

    Show marketing remark (318 chars)

    New home built on old manufactured home chassis. Big welcoming covered front porch, two sheds in back, tiled master bath with walk-in shower. Large kitchen island for comfortable living. Enjoy the convenience of the simple life in the 960 square foot home in beautiful Blue Valley Lakeside Community MHP. Lot Rent $560

18. 2023-07-07
    listed $143,000 Active 318-char remark

    Show marketing remark (318 chars)

    New home built on old manufactured home chassis. Big welcoming covered front porch, two sheds in back, tiled master bath with walk-in shower. Large kitchen island for comfortable living. Enjoy the convenience of the simple life in the 960 square foot home in beautiful Blue Valley Lakeside Community MHP. Lot Rent $560

ⓘ 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: $23,309
• − Mortgage interest: −$9,747
• − Property taxes: −$2,610
• − Insurance: −$870
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$5,062
• Taxable income: $1,291
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $3,675/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with modern updates and a well-maintained exterior. It's ready for move-in and would benefit from some landscaping and furniture to enhance its appeal.

Value-add opportunities

• Both landscaping — improve curb appeal and add value
• Both furniture — create a move-in-ready environment

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improve curb appeal and add value ↑
• Both furniture — create a move-in-ready environment ↑

ⓘ 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): 21,402
• Household income: $128,822
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 408.0

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% Asian 9% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 6% Portuguese 2% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 4% Chinese 2% Other Asian/Pacific 2%

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: ▼ -97.80%
• Current HPI: 332.0696
• Rent YoY: ▲ 4.78%
• 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

+21.7% since first listed

4 events — show timeline

• 2026-05-28 Listed $174,000 IMLS
• 2023-08-18 Sold (MLS) — IMLS
• 2023-07-08 Pending — IMLS
• 2023-07-07 Listed $143,000 IMLS