9436 W Glen Ellyn Ln · Boise City, ID 83704

$124,500

3 bd · 2.0 ba · 1,620 sqft · Manufactured · 117 Days on market

Built 1984 Est $164k · 24% under ↓ 7% 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
• 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

Make us an offer! Excellent opportunity to own this large 3 bed 2 bath manufactured home in a 55+ community. Great single level and centrally located close to shopping and easy freeway access. Great for hosting family and friends in the fully fenced back yard, with mature landscaping and a shed. Seller is offering a $500 credit for repairs. Rental fee has a $50 discount if paid within the first 5 days of the month. Competitive rate. BATVAI

Key facts

• Single level
• Shed
• Mature landscaping

Tags

• SINGLE LEVEL
• FULLY FENCED BACK YARD
• MATURE LANDSCAPING
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $113k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: Morley Nelson Elementary (math 30% / reading 38%, grade F, #286 of 357 statewide, top 80%, 459 students, 99% FRL); Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL) — zoned schools average 63% FRL vs 33% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 193 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% 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 $861 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $113,295 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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: 1.51% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.41%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $163,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2392 N Patricia Ln	0.04mi	2/2.0 (-1)	1,568 (-3%)	2mo	$129,999	$83	86
2223 N Iris Ln	0.09mi	3/2.0	1,664 (+3%)	7mo	$168,000	$101	85
9488 W Glen Ellyn Ln	0.03mi	3/2.0	1,568 (-3%)	13mo	$129,900	$83	83
9504 W Glen Ellyn Ln	0.05mi	3/2.0	1,680 (+4%)	11mo	$169,900	$101	82
2711 N Pilgrim Ln	0.27mi	3/2.0	1,680 (+4%)	4mo	$99,900	$59	78
9390 W Ustick Rd #16	0.68mi	3/2.0	1,680 (+4%)	13mo	$250,000	$149	51
3467 N Dalton Ln	0.67mi	3/2.0	1,456 (-10%)	2mo	$145,000	$100	50
9390 W Ustick #65	0.68mi	2/2.0 (-1)	1,746 (+8%)	2mo	$224,900	$129	49
9390 W Ustick Rd #58	0.63mi	2/2.0 (-1)	1,482 (-8%)	6mo	$259,990	$175	46
3477 N Yonkers Ln	0.70mi	3/2.0	1,716 (+6%)	14mo	$245,000	$143	46
3400 N Dalton Ln	0.61mi	3/2.0	1,809 (+12%)	8mo	$172,000	$95	45
3468 N Dalton Ln	0.68mi	4/2.0 (+1)	1,782 (+10%)	10mo	$175,000	$98	38

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: 12.8%
• Equity multiple: 1.50×
• Total profit: $17,501
• Equity at exit: $18,563

10-year hold

• IRR: 20.8%
• Equity multiple: 2.68×
• Total profit: $58,476
• Equity at exit: $10,764

Cash invested: $34,860 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$653
• Tax est. 1.5%: −$156 /mo · $1,868/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $622

Break-even live

Break-even rent $1,089

Max offer price $124,500

Occupancy floor 62%

Sensitivity live

Price	-10% $708	-5% $665	+0% $622	+5% $579	+10% $536
Rent	-10% $474	-5% $548	+0% $622	+5% $696	+10% $770
Rate	-1.0pp $685	-0.5pp $654	base $622	+0.5pp $590	+1.0pp $557

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	24d	1	0.56mi
9846 W Rosecroft Ct #102 Boise, ID	2.0	2.5	1236	$1,545	$1.25	4d	1	0.63mi
9993 W Rosecroft Ct #101 Boise, ID	2.0	2.5	1136	$1,575	$1.39	4d	1	0.72mi
8973 W Irving St Bldg 6 Boise, ID	3.0	2.5	1524	$2,250	$1.48	15d	1	0.84mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$2,333	$2.46	3d	14	0.95mi
3325 N Covered Wagon Way Boise, ID	3.0	2.0	1200	$2,050	$1.71	24d	1	1.14mi
11274 W Race St Boise, ID	3.0	2.5	1744	$2,150	$1.23	15d	1	1.19mi
7521 W Tottenham Ln Apt 202 Boise, ID	3.0	2.0	1113	$1,595	$1.43	24d	1	1.21mi
4107 N Vera St Boise, ID	4.0	2.0	1344	$1,895	$1.41	24d	1	1.30mi
11239 W Gabrielle Dr Boise, ID	2.0	2.5	1128	$1,645	$1.46	24d	1	1.31mi
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	3d	4	1.32mi
9952 W Pattie Dr Boise, ID	3.0	3.0	1900	$2,250	$1.18	3d	1	1.41mi
10764 W Goldenrod Ave Boise, ID	3.0	2.0	1220	$1,895	$1.55	19d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $124,500 Active 117 DOM
2. 2026-06-17
   days on market $124,500 Active 116 DOM
3. 2026-06-16
   days on market $124,500 Active 115 DOM
4. 2026-06-15
   days on market $124,500 Active 114 DOM
5. 2026-06-13
   days on market $124,500 Active 112 DOM
6. 2026-06-10
   days on market $124,500 Active 109 DOM
7. 2026-06-09
   days on market $124,500 Active 108 DOM
8. 2026-06-08
   days on market $124,500 Active 107 DOM
9. 2026-06-07
   days on market $124,500 Active 106 DOM
10. 2026-06-05
    pricestatusdays on market $124,500 Active 103 DOM
11. 2026-04-11
    status Pending
12. 2025-12-30
    listed $124,900 Active
13. 2025-12-22
    historical
14. 2025-12-02
    price $124,900
15. 2025-10-01
    price $134,900
16. 2025-07-21
    price $144,900
17. 2025-06-21
    listed $135,000 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: $22,516
• − Mortgage interest: −$6,974
• − Property taxes: −$1,868
• − Insurance: −$622
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$3,622
• Taxable income: $5,828
• Est. tax owed @ 24.0%: −$1,399
• After-tax cash flow: $6,064/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

-7.5% since first listed

7 events — show timeline

• 2026-04-11 Pending — IMLS
• 2025-12-30 Listed $124,900 IMLS
• 2025-12-22 Listing Removed — IMLS
• 2025-12-02 Price Changed $124,900 IMLS
• 2025-10-01 Price Changed $134,900 IMLS
• 2025-07-21 Price Changed $144,900 IMLS
• 2025-06-21 Listed $135,000 IMLS