8429 W Irving Ln · Boise City, ID 83704

$55,000

2 bd · 1.0 ba · 938 sqft · Manufactured · 126 Days on market

Built 1975 Est $80k · 31% under

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

Listing remarks

Located in the highly sought after Maple Grove Estates, featuring a community pool. This home is located next to an open lot with no rear neighbors. One of few in the community with a 2 car covered carport. The spacious living room opens to an updated kitchen. Recently remodeled bathroom, updated flooring and new paint. Outside you'll find an oversized storage shed, covered porch & a large backyard with plenty of mature landscaping. Located close to shopping, dining, freeway access in a convenient Boise location. Seller is motivated.

Key facts

• Covered porch
• Remodeled bathroom
• Large backyard

Tags

• 2 CAR COVERED CARPORT
• UPDATED KITCHEN
• REMODELED BATHROOM
• OVERSIZED STORAGE SHED
• COVERED PORCH
• LARGE BACKYARD

Property features AI

Finance

• Other: Currently used as a single-family residence
• HOA & community: Located in Maple Grove Estates

Exterior

• Parking: Carport for 2 cars; Finished driveway
• Utilities: City water service; Sewer connected; Cable connected
• Home design: Mobile/manufactured home on a rented lot; Located on a private, paved road
• Construction: Built in 1975; Metal siding; Metal roof
• Exterior features: Partial wire fencing; Corner lot; Community pool; Storage shed

Interior

• Kitchen: Electric range/oven; Built-in microwave; Garbage disposal
• Bedrooms: 2 bedrooms on the main level (primary approx. 11 x 12, second approx. 10 x 10)
• Flooring: Carpet; Laminate
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced-air heating; Central air; Wall/window unit(s)
• Interior features: Laminate countertops
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $868 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.2% 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: Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL).
• Market conditions: Rents rising (+1.9%/yr); 193 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $380 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.87% ✓
• Cap rate: 25.23%
• Cash-on-cash: 67.62%
• DSCR: 4.01
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $79,730
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8429 W Irving Ln	0.00mi	2/1.0	938 (0%)	0mo	$55,000	$59	100
8417 W Fairview Ave #4	0.27mi	3/1.0 (+1)	924 (-2%)	1mo	$75,000	$81	79
1250 N Sable	0.19mi	2/2.0	924 (-2%)	10mo	$90,000	$97	77
1083 N Fox Ln	0.09mi	2/1.0	882 (-6%)	24mo	$55,000	$62	66
1011 N Fawn Ln	0.22mi	3/2.0 (+1)	990 (+6%)	8mo	$99,500	$101	65
1328 N Arrow Ln	0.29mi	3/2.0 (+1)	1,001 (+7%)	8mo	$85,000	$85	60
1221 N Arrow Ln #106	0.26mi	2/2.0	980 (+4%)	22mo	$88,500	$90	58

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: 65.8%
• Equity multiple: 3.90×
• Total profit: $44,733
• Equity at exit: $8,201

10-year hold

• IRR: 69.8%
• Equity multiple: 7.73×
• Total profit: $103,587
• Equity at exit: $4,755

Cash invested: $15,400 (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: 193
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $868

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 40%

Sensitivity live

Price	-10% $906	-5% $887	+0% $868	+5% $849	+10% $830
Rent	-10% $743	-5% $805	+0% $868	+5% $930	+10% $993
Rate	-1.0pp $896	-0.5pp $882	base $868	+0.5pp $854	+1.0pp $839

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8443 W Rifleman St Unit 8443 Boise, ID	2.0	1.0	846	$1,900	$2.25	4d	1	0.10mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$1,920	$2.02	4d	14	0.28mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	4d	5	0.47mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	22d	1	1.00mi
9056 W Sigmont Ln Unit 201 Boise, ID	2.0	2.0	900	$1,300	$1.44	15d	1	1.03mi
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	13d	1	1.04mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	15d	1	1.05mi
950 N Allumbaugh St Boise, ID	2.0	1.0	902	$1,505	$1.67	4d	2	1.06mi
657 White Cloud Dr Boise, ID	2.0	1.0	950	$1,345	$1.42	4d	1	1.06mi
697 White Cloud Dr Boise, ID	2.0	1.0	921	$1,450	$1.57	24d	1	1.08mi
1452 N Allumbaugh St Boise, ID	2.0	2.5	1100	$1,525	$1.39	13d	1	1.08mi
6739 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.09mi
6724 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	13d	1	1.11mi
6758 W Clinton Ln Boise, ID	2.0	1.0	900	$1,345	$1.49	24d	1	1.12mi
6677 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.12mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	15d	1	1.14mi
6660 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.15mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	24d	1	1.15mi
6641 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.15mi
1407 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	4d	1	1.16mi
6652 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.17mi
7479 W Holbrook Ln Boise, ID	1.0	1.0	650	$1,095	$1.68	24d	1	1.18mi
1406 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	4d	1	1.18mi
2722 N Retirement Ln Boise, ID	1.0	1.0	590	$1,095	$1.86	24d	1	1.20mi
7460 W Holbrook Ln Boise, ID	1.0	1.0	674	$1,095	$1.62	24d	1	1.21mi
1428 N Raymond St Unit 1408 104 Boise, ID	1.0	1.0	740	$1,195	$1.61	24d	1	1.21mi
1677 N Raymond St Boise, ID	1.0	1.0	685	$1,395	$2.04	24d	1	1.22mi
1408 N Raymond St Boise, ID	1.0	1.0	740	$1,195	$1.61	24d	1	1.22mi
1411 N Liberty St Boise, ID	2.0–4.0	1.5–2.0	1630	$1,620	$0.99	24d	1	1.27mi
1105 N Liberty St Boise, ID	1.0–2.0	1.0	727	$1,949	$2.68	15d	4	1.27mi
8077 S Cummins Ave Boise, ID	2.0	1.0	900	$1,495	$1.66	4d	1	1.30mi
7521 W Tottenham Ln Apt 202 Boise, ID	3.0	2.0	1113	$1,595	$1.43	24d	1	1.31mi
6315 W Chet Ln Boise, ID	2.0	2.5	1050	$1,750	$1.67	15d	1	1.36mi
6315 W Chet Ln Unit 6315 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	4d	1	1.37mi
6315 W Chet Ln Unit 6307 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	24d	1	1.37mi
221 N Liberty St Boise, ID	2.0	1.5	1026	$1,550	$1.51	15d	1	1.38mi
9113 W Ustick Rd Unit 102 Boise, ID	2.0	2.0	1000	$1,525	$1.52	24d	1	1.39mi
1201 S Bird St Boise, ID	2.0	2.0	960	$1,699	$1.77	24d	1	1.41mi
9131 W Ustick Rd Unit 104 Boise, ID	2.0	2.0	1000	$1,595	$1.59	13d	1	1.43mi
121 N Avenger Ln Unit 101 Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.48mi

Listing history 6 events

1. 2026-05-13
   price $55,000
2. 2026-04-21
   price $58,000
3. 2026-03-04
   price $60,000
4. 2026-02-19
   price $70,000
5. 2026-01-21
   listed $75,000 Active
6. 2011-08-24
   listed $5,995

ⓘ 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: $18,956
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$1,600
• Taxable income: $10,142
• Est. tax owed @ 24.0%: −$2,434
• After-tax cash flow: $7,980/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: 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

+817.4% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $55,000 IMLS
• 2026-04-21 Price Changed $58,000 IMLS
• 2026-03-04 Price Changed $60,000 IMLS
• 2026-02-19 Price Changed $70,000 IMLS
• 2026-01-21 Listed $75,000 IMLS
• 2011-08-24 Listed $5,995 IMLS