8483 W Irving Ln · Boise City, ID 83704

$160,000

4 bd · 2.0 ba · 1,510 sqft · Manufactured · 89 Days on market

Built 2022 Est $121k · 32% over ↓ 9% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +4.2/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 2022 Champion manufactured home located on a desirable corner lot within a community offering shared amenities. This is the largest home in the park and features a fully landscaped and fully fenced yard with vinyl lattice fencing, grass, rock, and boulder accents. The extended concrete driveway accommodates up to three vehicles, with an additional rear access double gate and extra parking space. Backyard includes an 8x10 storage shed and a concrete patio area ideal for outdoor seating. Interior highlights include new laminate wood flooring throughout, a spacious kitchen with ample cabinetry, an updated oversized sink, and new over-island lighting. The large primary suite off

Key facts

• Extra parking space
• Fully fenced yard
• Corner lot

Tags

• CORNER LOT
• FULLY LANDSCAPED YARD
• FULLY FENCED YARD
• EXTENDED CONCRETE DRIVEWAY
• REAR ACCESS DOUBLE GATE
• EXTRA PARKING SPACE

Property features AI

Finance

• HOA & community: Community amenities include pool

Exterior

• Home design: Mobile/manufactured home on a rented lot; Located in a mobile home park
• Construction: Built in 2022
• Exterior features: Full vinyl fencing; Community pool

Interior

• Kitchen: Dishwasher
• Bedrooms: Four bedrooms, all on the main level
• Bathrooms: Two bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main-level living spaces
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Horizon Elementary School (math 26% / reading 38%, grade F, #294 of 357 statewide, top 85%, 484 students, 56% FRL); Fairmont Junior High School (math 23% / reading 44%, grade F, #87 of 109 statewide, top 80%, 677 students, 41% FRL); Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL).
• Zoned-school proficiency averages 37% at this address vs 49% district-wide (-12 pts) — the specific schools serving this property underperform the Boise Independent District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 194 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).
• This rent runs 35% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 1.9% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.35% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $120,800
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8483 W Irving Ln	0.00mi	4/2.0	1,510 (0%)	0mo	$160,000	$106	100
480 N Lilly Dr	0.27mi	3/2.0 (-1)	1,584 (+5%)	14mo	$127,000	$80	62
8611 W Irving Ln	0.10mi	3/2.0 (-1)	1,624 (+8%)	19mo	$149,900	$92	62
1351 N Oakwood Ln	0.21mi	4/2.0	1,296 (-14%)	9mo	$85,000	$66	59
1251 N Arrow Ln	0.23mi	3/2.0 (-1)	1,352 (-10%)	13mo	$105,000	$78	56

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $10,098
• Equity at exit: $23,857

10-year hold

• IRR: 14.3%
• Equity multiple: 2.10×
• Total profit: $49,107
• Equity at exit: $13,834

Cash invested: $44,800 (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: 194
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $601

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 67%

Sensitivity live

Price	-10% $711	-5% $656	+0% $601	+5% $545	+10% $490
Rent	-10% $430	-5% $515	+0% $601	+5% $686	+10% $771
Rate	-1.0pp $681	-0.5pp $641	base $601	+0.5pp $559	+1.0pp $517

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$2,333	$2.46	4d	14	0.23mi
8973 W Irving St Bldg 6 Boise, ID	3.0	2.5	1524	$2,250	$1.48	16d	1	0.32mi
8834 W Pine Valley Ln Unit 1 Boise, ID	3.0	2.5	1427	$1,925	$1.35	13d	1	1.06mi
8786 W Pine Valley Ln Unit 1 Boise, ID	3.0	2.5	1340	$1,975	$1.47	20d	1	1.06mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	25d	1	1.11mi
1411 N Liberty St Boise, ID	2.0–4.0	1.5–2.0	1630	$1,620	$0.99	25d	1	1.32mi
7521 W Tottenham Ln Apt 202 Boise, ID	3.0	2.0	1113	$1,595	$1.43	25d	1	1.33mi

Listing history 7 events

1. 2026-05-07
   status Pending
2. 2026-04-27
   price $160,000
3. 2026-04-10
   status Active
4. 2026-03-25
   status Pending
5. 2026-03-16
   price $165,000
6. 2026-03-02
   price $170,000
7. 2026-01-22
   listed $175,000 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: $25,918
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$4,655
• Taxable income: $4,954
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $6,018/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

-8.6% since first listed

7 events — show timeline

• 2026-05-07 Pending — IMLS
• 2026-04-27 Price Changed $160,000 IMLS
• 2026-04-10 Relisted — IMLS
• 2026-03-25 Pending — IMLS
• 2026-03-16 Price Changed $165,000 IMLS
• 2026-03-02 Price Changed $170,000 IMLS
• 2026-01-22 Listed $175,000 IMLS