5560 N Fairfax Ln · Boise City, ID 83714

$188,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 120 Days on market

Built 1998 Est $135k · 39% over

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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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Schools +4.2/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious manufactured home in a highly desirable 55+ gated community in Northwest Boise, just minutes from the Boise River and Greenbelt. This well-maintained home offers 3 bedrooms and 2 bathrooms, along with a charming covered patio—perfect for morning coffee, colorful flowers, and gatherings with friends. Inside, you’ll find a convenient separate laundry room with washer and dryer included, plus a handy storage shed for extra space. A covered carport provides parking for two vehicles, adding comfort and convenience year-round. Residents enjoy fantastic community amenities including a pool, clubhouse, and access to RV storage for just $75 per month. The pr

Key facts

• Gated community
• Covered carport
• Community amenities

Tags

• GATED COMMUNITY
• COVERED PATIO
• SEPARATE LAUNDRY ROOM
• STORAGE SHED
• COVERED CARPORT
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Subdivision: Shenandoah; MLS area: Garden City
• HOA & community: Located in a senior (55+) community; Mobile home park setting; Community pool

Exterior

• Parking: 2 covered parking spaces; 2-car carport
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on rented lot; Located in an over-55 mobile home community; Corner lot; Small lot with automatic sprinkler system; Paved road access
• Construction: Built in 1998; Composition roof; Built by Champion
• Exterior features: Covered patio/deck; Storage shed; Community pool

Interior

• Kitchen: Kitchen on main level (about 12 x 18); Breakfast bar; Dishwasher; Disposal; Oven/Range (freestanding); Gas range; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level; Master bedroom approximately 12 x 16; Second bedroom approximately 12 x 12; Third bedroom approximately 10 x 12; Utility room on the main level (about 6 x 8)
• Flooring: Carpet
• Bathrooms: 2 bathrooms; Bath in master bedroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Gas water heater
• Interior features: Master bathroom; Master bedroom on main level; Split bedroom floorplan; Great room; Walk-in closet(s); Breakfast bar
• Laundry & utility: Washer; Dryer; Utility room on main level (about 6 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $188k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $171k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Shadow Hills Elementary (math 33% / reading 46%, grade F, #234 of 357 statewide, top 69%, 445 students, 24% FRL); 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 fast (+4.9%/yr); 445 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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 + 4.9% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($171k) is reasonable based on typical stale-listing flexibility.

Recommended offer $171,080 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $135,408
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8001 N Roe	0.18mi	3/2.0	1,566 (+8%)	3mo	$182,000	$116	76
5609 Sudley Ln	0.33mi	3/2.0	1,440 (-1%)	10mo	$135,000	$94	75
8043 W Manassas Ln	0.26mi	3/2.0	1,512 (+4%)	16mo	$219,900	$145	68
5657 Sudley Ln	0.31mi	2/2.0 (-1)	1,403 (-4%)	7mo	$130,000	$93	68
8215 W Appomattox Ln	0.39mi	2/2.0 (-1)	1,536 (+6%)	9mo	$130,000	$85	60
5580 N Confederate	0.36mi	2/2.0 (-1)	1,584 (+9%)	9mo	$181,000	$114	56
8173 Appomattox Ln	0.38mi	2/2.0 (-1)	1,344 (-8%)	14mo	$97,500	$73	52
7098 W Royal Glen Ln	0.64mi	2/2.0 (-1)	1,568 (+8%)	9mo	$129,000	$82	45
6972 Royal Glen Ln	0.69mi	3/2.0	1,335 (-8%)	13mo	$88,000	$66	43
5511 Glenbrier Ln	0.61mi	2/2.0 (-1)	1,248 (-14%)	11mo	$127,000	$102	34
5388 N Glencrest Ln	0.72mi	2/2.0 (-1)	1,245 (-14%)	11mo	$99,900	$80	28

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,388
• Equity at exit: $28,031

10-year hold

• IRR: 10.4%
• Equity multiple: 1.88×
• Total profit: $46,258
• Equity at exit: $16,255

Cash invested: $52,640 (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 83714

• Home prices YoY: -31.5%
• Rents YoY: 4.9%
• Active inventory: 445
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$986
• Tax est. 1.5%: −$235 /mo · $2,820/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $376

Break-even live

Break-even rent $1,645

Max offer price $188,000

Occupancy floor 77%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6077 N Tarako Ave Boise, ID	3.0	2.5	1583	$2,172	$1.37	2d	2	0.09mi
7456 W Limelight Ct Boise, ID	3.0	2.0	1278	$2,095	$1.64	3d	1	0.29mi
7570 W State St Boise, ID	1.0–4.0	1.0–2.5	1236	$2,183	$1.77	2d	21	0.35mi
7356 N Lucy Rose Ln Apt 104 Boise, ID	3.0	3.0	1300	$1,895	$1.46	3d	1	0.52mi
7228 W Rygate Dr Boise, ID	3.0	2.5	1395	$2,345	$1.68	23d	1	0.64mi
9557 W State St Garden City, ID	3.0	2.0	1242	$1,850	$1.49	2d	1	0.82mi
5967 N Pierce Park Ln Boise, ID	3.0	2.0	1302	$1,795	$1.38	23d	1	0.89mi
5497 N Pierce Park Ln Unit 79-202 Boise, ID	2.0	1.5	880	$1,395	$1.59	14d	1	0.93mi
5497 N Pierce Park Ln Boise, ID	2.0	1.5	880	$1,445	$1.64	2d	3	0.93mi
5497 N Pierce Park Ln Unit 53-101 Boise, ID	2.0	1.5	880	$1,495	$1.70	14d	1	0.93mi
6473 W Parapet Dr Unit 1 Boise, ID	4.0	2.5	1396	$2,300	$1.65	3d	1	0.95mi
6200 N River Pointe Ln Garden City, ID	1.0–3.0	1.0–2.0	1000	$3,157	$3.16	2d	8	1.03mi
6589 W Lucky Ln Boise, ID	2.0	2.0	1025	$1,450	$1.41	19d	1	1.13mi
6474 W Lucky Ln Unit 12202 Boise, ID	2.0	2.0	1100	$1,500	$1.36	23d	1	1.21mi
4807 N Fortune Ln Unit 201 Boise, ID	2.0	2.0	925	$1,245	$1.35	14d	1	1.22mi

Listing history 15 events

1. 2026-06-18
   days on market $188,000 Active 120 DOM
2. 2026-06-17
   days on market $188,000 Active 119 DOM
3. 2026-06-16
   days on market $188,000 Active 118 DOM
4. 2026-06-15
   days on market $188,000 Active 117 DOM
5. 2026-06-13
   days on market $188,000 Active 115 DOM
6. 2026-06-10
   days on market $188,000 Active 112 DOM
7. 2026-06-09
   days on market $188,000 Active 111 DOM
8. 2026-06-08
   days on market $188,000 Active 110 DOM
9. 2026-06-07
   days on market $188,000 Active 109 DOM
10. 2026-06-05
    days on market $188,000 Active 106 DOM
11. 2026-06-03
    days on market $188,000 Active 105 DOM
12. 2026-06-03
    days on market $188,000 Active 104 DOM
13. 2026-06-01
    days on market $188,000 Active 103 DOM
14. 2026-05-31
    days on market $188,000 Active 102 DOM
15. 2026-02-16
    listed $188,000 Active

ⓘ 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: $25,454
• − Mortgage interest: −$10,531
• − Property taxes: −$2,820
• − Insurance: −$940
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − Depreciation: −$5,469
• Taxable income: $1,621
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $4,129/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): 27,564
• Household income: $87,651
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 557.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 4% Portuguese 4%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 2% 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: ▼ -155.87%
• Current HPI: 339.0701
• Rent YoY: ▲ 4.87%
• 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

1 event — show timeline

• 2026-02-16 Listed $188,000 IMLS