790 N Riviera #6 #6 · Boise City, ID 83703

$80,500

2 bd · 1.0 ba · 624 sqft · Manufactured · 48 Days on market

Built 1970 Good condition ↓ 5% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Live by the river, ride along the Boise Greenbelt, Party and relax at Veterans Memorial Park. This is a fantastic location! Close to downtown, this updated and recently improved 2 bedroom 1 bath home has the relaxed country feeling. Great covered entry and oversized 10x12 beautiful covered deck area for Summer time BBQ's and relax in the new 4 person jetted hot tub. New paint inside and outside, newer windows, HVAC & central air upgraded in 2023, LVP flooring. Kitchen has tons of cupboard space, upgraded kitchen faucet, stainless gas stove, microwave and new Hisense refrigerator. New Whirlpool washer and dryer in bathroom, new shower surround. master has a Samsung TV mounted on the wa

Key facts

• Jetted hot tub
• Covered deck area
• New paint

Tags

• COVERED ENTRY
• COVERED DECK AREA
• JETTED HOT TUB
• NEW PAINT
• NEWER WINDOWS
• HVAC UPGRADED

Property features AI

Exterior

• Utilities: City water; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1970
• Construction: Metal siding; Other roof type
• Exterior features: Covered patio/deck; Wire fencing; Manual sprinkler system; Located in a mobile home park; Paved road access

Interior

• Kitchen: 12 x 11 kitchen on main level; Microwave; Oven/Range (freestanding); Gas range
• Bedrooms: 2 bedrooms — both on the main level (Primary ~11 x 9; Second ~9 x 9)
• Flooring: Carpet
• Bathrooms: 1 bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Tile counters
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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.
• 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: Lowell Elementary School (math 42% / reading 62%, grade C-, #130 of 357 statewide, top 38%, 295 students, 24% FRL); Boise Senior High School (math 58% / reading 75%, grade B, #9 of 169 statewide, top 5%, 1,588 students, 15% FRL).
• Market conditions: Rents rising (+2.2%/yr); 109 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $557 of loan paydown is wiped out by about $2k 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 48 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,085 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.91% ✓
• Cap rate: 16.09%
• Cash-on-cash: 34.99%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $41,808
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3929 Reed St #3	0.35mi	2/1.0	672 (+8%)	14mo	$29,000	$43	60
301 E 40th St #17	0.53mi	2/1.0	640 (+3%)	20mo	$43,000	$67	54

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $678
• Equity at exit: $12,003

10-year hold

• IRR: 9.4%
• Equity multiple: 1.69×
• Total profit: $15,597
• Equity at exit: $6,960

Cash invested: $22,540 (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 83703

• Home prices YoY: -32.9%
• Rents YoY: 2.2%
• Active inventory: 109
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$422
• Tax est. 1.5%: −$101 /mo · $1,208/yr
• Insurance: −$34
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $231

Break-even live

Break-even rent $1,244

Max offer price $80,500

Occupancy floor 80%

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: $20,125
• Closing costs: $2,415
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 N 32nd St Boise, ID	2.0	1.0	616	$1,245	$2.02	23d	1	0.41mi
521 E 41st St Garden City, ID	2.0	1.0–2.0	814	$5,000	$6.14	23d	18	0.46mi
331 E 40th St Garden City, ID	2.0	2.0	678	$1,875	$2.77	2d	1	0.51mi
385 E 42nd St Garden City, ID	1.0–2.0	1.0–2.0	832	$1,495	$1.80	3d	1	0.63mi
4220 N Adams St Garden City, ID	2.0	1.0–2.0	767	$2,333	$3.04	2d	7	0.67mi
2815 Madison Ave Boise, ID	1.0	1.0	423	$1,240	$2.93	3d	3	0.68mi
820 N 25th St Unit 1324051P Boise, ID	1.0	1.0	592	$2,361	$3.99	2d	1	0.73mi
2407 W State St Unit 6 Boise, ID	1.0	1.0	450	$1,195	$2.66	3d	1	0.77mi
603 N 23rd St Unit 6015 Boise, ID	1.0	1.0	500	$1,100	$2.20	3d	1	0.89mi
2419 W Fairview Ave Boise, ID	1.0–3.0	1.0–2.0	826	$1,363	$1.65	23d	1	1.11mi
1680 N Phillippi St Boise, ID	1.0	1.0	450	$1,145	$2.54	23d	1	1.14mi
4632 N Iota Ln Unit 300 Garden City, ID	1.0	1.0	563	$1,375	$2.44	23d	1	1.16mi
4632 N Iota Ln Unit 200 Garden City, ID	1.0	1.0	563	$1,375	$2.44	18d	1	1.16mi
4633 N Iota Ln Unit 201 Garden City, ID	1.0	1.0	563	$1,375	$2.44	23d	1	1.16mi
1689 Shoreline Dr Boise, ID	1.0	1.0	711	$1,574	$2.21	2d	1	1.23mi
3115 Sycamore Dr Boise, ID	1.0	1.0	454	$1,520	$3.35	23d	1	1.27mi
1705 W Bannock St Boise, ID	1.0	1.0	650	$1,195	$1.84	23d	1	1.27mi
337 N 17th St Unit 315 Boise, ID	1.0	1.0	500	$1,051	$2.10	23d	1	1.28mi
1605 W Hays St Boise, ID	1.0	1.0	433	$995	$2.30	11d	1	1.38mi
1605 W Hays St Boise, ID	1.0	1.0	515	$995	$1.93	23d	1	1.38mi
1603 W Hays St Boise, ID	1.0	1.0	433	$995	$2.30	23d	1	1.39mi
3304 N Lakeharbor Ln Boise, ID	1.0–3.0	1.0–2.0	1000	$1,935	$1.94	2d	16	1.43mi
1401 W Idaho St Boise, ID	1.0–2.0	1.0–2.0	710	$2,000	$2.81	3d	3	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $80,500 Active 48 DOM
2. 2026-06-17
   days on market $80,500 Active 47 DOM
3. 2026-06-16
   days on market $80,500 Active 46 DOM
4. 2026-06-15
   days on market $80,500 Active 45 DOM
5. 2026-06-13
   days on market $80,500 Active 43 DOM
6. 2026-06-10
   days on market $80,500 Active 40 DOM
7. 2026-06-09
   days on market $80,500 Active 39 DOM
8. 2026-06-08
   days on market $80,500 Active 38 DOM
9. 2026-06-07
   days on market $80,500 Active 37 DOM
10. 2026-06-05
    days on market $80,500 Active 34 DOM
11. 2026-06-03
    days on market $80,500 Active 33 DOM
12. 2026-06-03
    days on market $80,500 Active 32 DOM
13. 2026-06-01
    days on market $80,500 Active 31 DOM
14. 2026-05-31
    days on market $80,500 Active 30 DOM
15. 2026-05-18
    price $80,500
16. 2026-05-01
    listed $85,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 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: $18,434
• − Mortgage interest: −$4,509
• − Property taxes: −$1,208
• − Insurance: −$5,521
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$2,342
• Taxable income: $1,905
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $2,311/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 75/100 Cosmetic rehab

This updated and recently improved 2-bedroom 1-bath home is in good condition with a good condition score of 75. It has a good curb appeal and is move-in ready. The home has a good condition rating and is in good condition with a good condition score of 75. It has a good curb appeal and is move-in ready.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and adds value for both resale and rental.
• Resale Interior paint touch-ups — Fresh paint can make a home more appealing to potential buyers.
• Both Replace outdoor furniture — Worn or damaged furniture can detract from the home's appeal and comfort level.
• Both Install new outdoor lighting — New lighting can improve safety and enhance curb appeal.
• Resale Upgrade kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value.
• Resale Install new shower curtain and fixtures — A new shower curtain and fixtures can make the bathroom more appealing and functional.
• Both Replace old shed door and window — A new shed door and window can improve the home's curb appeal and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances curb appeal and adds value for both resale and rental. ↑
• Resale Interior paint touch-ups — Fresh paint can make a home more appealing to potential buyers. ↑
• Both Replace outdoor furniture — Worn or damaged furniture can detract from the home's appeal and comfort level. ↑
• Both Install new outdoor lighting — New lighting can improve safety and enhance curb appeal. ↑
• Resale Upgrade kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value. ↑
• Resale Install new shower curtain and fixtures — A new shower curtain and fixtures can make the bathroom more appealing and functional. ↑
• Both Replace old shed door and window — A new shed door and window can improve the home's curb appeal and functionality. ↑

ⓘ 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): 17,583
• Household income: $76,910
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 743.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 6% Italian 5% Portuguese 3%
• Foreign-born: 4% · Canada, South Korea, Philippines
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -191.16%
• Current HPI: 390.3581
• Rent YoY: ▲ 2.18%
• 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

-5.3% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $80,500 IMLS
• 2026-05-01 Listed $85,000 IMLS