2983 N Tattenham · Boise City, ID 83713

$300,000

4 bd · 3.0 ba · 2,080 sqft · SingleFamily public records

Built 1980 8,712 sqft lot Est $524k · 43% under

---

Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Schools +5.2/10.0
• DSCR +4.1/10.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $22 ($265/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (18.0% below list).
• Recommended offer: $246k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Joint School District No. 2 (suburban): math 53% / reading 67% proficiency, ranked #11 of 92 in ID (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Eliza Hart Spalding Stem Academy (math 65% / reading 65%, grade B+, #41 of 357 statewide, top 12%, 678 students, 17% FRL); Lewis & Clark Middle School (math 44% / reading 64%, grade B-, #20 of 109 statewide, top 19%, 882 students, 32% FRL); Centennial High School (math 53% / reading 76%, grade B-, #10 of 169 statewide, top 7%, 1,931 students, 22% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents rising fast (+4.0%/yr); 142 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 32% of the median local income ($91k/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 $2k of loan paydown is wiped out by about $9k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y ago 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.
• Current owner paid $128k; list at $300k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,144 (18.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 0.82% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $524,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3485 Tumbleweed Ave	0.34mi	4/2.5	2,106 (+1%)	2mo	$542,500	$258	78
12322 W Abram Dr	0.38mi	4/2.5	2,117 (+2%)	3mo	$524,990	$248	75
3142 N Sharon Ave	0.52mi	3/2.5 (-1)	2,037 (-2%)	2mo	$489,000	$240	64
11962 Musket Dr	0.52mi	3/2.0 (-1)	2,026 (-3%)	3mo	$399,900	$197	60
11972 W Stillwater Dr	0.65mi	3/2.0 (-1)	2,045 (-2%)	1mo	$499,900	$244	57
11453 W Glen Ellyn Ct	0.46mi	3/2.5 (-1)	1,909 (-8%)	4mo	$465,000	$244	55
4141 E Chandler St	0.65mi	4/2.5	1,893 (-9%)	4mo	$449,900	$238	50
2164/2166 N Wildwood St	0.71mi	4/2.0	1,920 (-8%)	1mo	$549,900	$286	49
12169 W Ginger Creek Dr	0.64mi	4/3.0	2,301 (+11%)	4mo	$579,700	$252	49
3994 N Creswell Ln	0.66mi	4/3.0	2,301 (+11%)	4mo	$595,800	$259	48
12159 W Ginger Creek Dr	0.62mi	3/2.0 (-1)	1,910 (-8%)	4mo	$514,050	$269	46
2818 N Sharon Ave	0.52mi	3/2.0 (-1)	1,863 (-10%)	6mo	$498,000	$267	45

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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-44,734
• Equity at exit: $44,731

10-year hold

• IRR: -4.7%
• Equity multiple: 0.68×
• Total profit: $-26,784
• Equity at exit: $25,939

Cash invested: $84,000 (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 83713

• Home prices YoY: -26.5%
• Rents YoY: 4.0%
• Active inventory: 142
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,461 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$224 /mo · $2,690/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $22

Break-even live

Break-even rent $2,433

Max offer price $300,000

Occupancy floor 94%

Sensitivity live

Price	-10% $192	-5% $107	+0% $22	+5% $-63	+10% $-148
Rent	-10% $-172	-5% $-75	+0% $22	+5% $119	+10% $217
Rate	-1.0pp $173	-0.5pp $98	base $22	+0.5pp $-56	+1.0pp $-135

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12018 W Abram St Boise, ID	4.0	2.5	2342	$2,695	$1.15	16d	1	0.21mi
11274 W Race St Boise, ID	3.0	2.5	1744	$2,150	$1.23	16d	1	0.37mi
3543 E Tecate Ln Meridian, ID	3.0	2.5	1400	$1,975	$1.41	16d	3	1.06mi
3006 N Leblanc Way Meridian, ID	3.0	2.5	1730	$2,095	$1.21	21d	1	1.38mi
2792 N Leblanc Way Meridian, ID	3.0	3.5	1730	$2,095	$1.21	21d	1	1.38mi
13426 W Acorn St Boise, ID	3.0	2.0	1504	$2,195	$1.46	5d	1	1.40mi
3710 N Centrepoint Way Meridian, ID	3.0	2.5	1527	$1,800	$1.18	5d	2	1.47mi

Listing history 14 events

1. 2026-04-22
   listed $300,000
2. 2018-05-17
   soldstatus Sold
3. 2018-05-15
   soldstatus
4. 2018-04-24
   status Pending
5. 2018-04-20
   price $238,000
6. 2018-04-19
   status Active
7. 2018-04-17
   status Pending
8. 2018-03-29
   listed $244,900 Active
9. 2012-06-01
   soldstatus
10. 2011-07-01
    listed $127,000
11. 2010-09-14
    listed $158,800
12. 2001-08-01
    soldstatus
13. 2001-08-01
    soldstatus $127,500
14. 2001-05-21
    listed $129,900

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

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $2,690 · $224/mo
• Projected year-2 tax: $2,690 · $224/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 17 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: $29,537
• − Mortgage interest: −$16,805
• − Property taxes: −$2,690
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − Depreciation: −$8,727
• Taxable loss: −$4,911
• Est. tax savings @ 24.0%: +$1,179
• After-tax cash flow: $1,444/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: Joint School District No. 2
• NCES district ID: 1602100
• Math proficiency: 53% ▼ -6.00%
• Reading proficiency: 67% ▼ -1.00%
• Median HH income: $64,573
• Composite: 52.42/100
• National rank: #1576
• State rank: #11 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): 31,549
• Household income: $91,295
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 805.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 10% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -122.31%
• Current HPI: 338.9271
• Rent YoY: ▲ 4.01%
• 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

+130.9% since first listed

14 events — show timeline

• 2026-04-22 Listed $300,000 IMLS
• 2018-05-17 Sold (MLS) — IMLS
• 2018-05-15 Sold (Public Records) — Public Records
• 2018-04-24 Pending — IMLS
• 2018-04-20 Price Changed $238,000 IMLS
• 2018-04-19 Relisted — IMLS
• 2018-04-17 Pending — IMLS
• 2018-03-29 Listed $244,900 IMLS
• 2012-06-01 Sold (Public Records) — Public Records
• 2011-07-01 Listed $127,000 IMLS
• 2010-09-14 Listed $158,800 IMLS
• 2001-08-01 Sold (Public Records) $127,500 Public Records
• 2001-08-01 Sold (MLS) — IMLS
• 2001-05-21 Listed $129,900 IMLS

Property tax history

+6.7%/yr

Latest (2025): $2,690 · +3.0% YoY. Source: county tax records.