3554 Kingsland Way · Boise City, ID 83716-8710

$299,900

3 bd · 2.0 ba · 1,876 sqft · Manufactured · 11 Days on market

Built 1978 4,878 sqft lot Est $345k · 13% 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 +26.4/30.0
• ARV discount +13.4/15.0
• DSCR +9.0/10.0
• 1% rule +6.0/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rare opportunity to own both the home and land in desirable East Boise for under $300K. Located in an area seeing continued reinvestment and redevelopment, this property offers strong long-term potential for investors and owner-occupants alike, with many nearby properties being replaced by new permanent residences. Ideally situated near Harris Ranch, enjoy easy access to the Boise River, Greenbelt, Foothills trails, and the dining, shopping, and amenities of Bown Crossing. Set on a private lot with no HOA restrictions, the spacious floor plan features two separate living areas for added flexibility and comfort. The front living room flows into the dining area with a charming built-in china

Key facts

• Private lot
• Brick fireplace
• No hoa restrictions

Tags

• PRIVATE LOT
• NO HOA RESTRICTIONS
• TWO SEPARATE LIVING AREAS
• BUILT-IN CHINA CABINET
• BRICK FIREPLACE
• CENTER ISLAND

Property features AI

Finance

• HOA & community: Located in Golden Dawn mobile home community

Exterior

• Parking: Carport (2 spaces); Finished driveway; 2 total covered parking spaces
• Utilities: City water service; Sewer connected; Natural gas
• Home design: Manufactured home on land; Built in 1978
• Construction: Metal siding; Architectural-style roof
• Exterior features: Full metal fencing; Covered patio/deck; Garden; Automatic sprinkler system; Full yard sprinkler system; Storage shed

Interior

• Kitchen: Kitchen on main level (approx. 14 x 14); Kitchen island; Breakfast bar; Dishwasher; Double oven; Built-in oven/range; Microwave; Disposal; Laminate counters; Gas water heater
• Bedrooms: 3 bedrooms, all on the main level; Primary bedroom approx. 16 x 14; Bedroom 2 approx. 13 x 13; Bedroom 3 approx. 15 x 11
• Flooring: Laminate flooring
• Bathrooms: 2 bathrooms; Double vanity in master
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Bath in master bedroom; Master bedroom on main level; Family room; Great room; Double vanity; Breakfast bar; Kitchen island; Laminate counters
• Laundry & utility: Utility room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 9.4% 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 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: Timberline High School (math 53% / reading 74%, grade B-, #14 of 169 statewide, top 8%, 1,398 students, 10% FRL) — zoned schools average 10% FRL vs 33% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 49% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Boise Independent District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 1 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $84k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,900

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $345,184
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3624 S Licorice Pl	0.16mi	3/2.0	1,620 (-14%)	1mo	$297,500	$184	69

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.03×
• Total profit: $86,166
• Equity at exit: $134,848

10-year hold

• IRR: 19.4%
• Equity multiple: 3.81×
• Total profit: $236,360
• Equity at exit: $207,817

Cash invested: $83,972 (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 83716-8710

• Active inventory: 1
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,293 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $787

Break-even live

Break-even rent $2,297

Max offer price $299,900

Occupancy floor 71%

Sensitivity live

Price	-10% $957	-5% $872	+0% $787	+5% $702	+10% $618
Rent	-10% $527	-5% $657	+0% $787	+5% $917	+10% $1,048
Rate	-1.0pp $938	-0.5pp $864	base $787	+0.5pp $710	+1.0pp $631

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3045 S Shadywood Way Boise, ID	4.0	3.0	2613	$3,795	$1.45	15d	1	0.79mi
4314 E Parkcenter Blvd Boise, ID	3.0	2.5	2010	$3,195	$1.59	11d	1	0.82mi
4402 S Cruzatte Ln Boise, ID	3.0	2.0	1593	$2,995	$1.88	4d	1	1.15mi
2552 S Trailwood Way Boise, ID	4.0	2.5	2370	$3,199	$1.35	4d	1	1.17mi
3287 E Thoroughbred Ln Boise, ID	3.0	2.5	2007	$3,200	$1.59	4d	1	1.50mi

Listing history 12 events

1. 2026-06-10
   status $299,900 Pending 11 DOM
2. 2026-06-09
   days on market $299,900 Active 11 DOM
3. 2026-06-08
   days on market $299,900 Active 10 DOM
4. 2026-06-07
   days on market $299,900 Active 9 DOM
5. 2026-06-05
   days on market $299,900 Active 6 DOM
6. 2026-06-03
   days on market $299,900 Active 5 DOM
7. 2026-06-03
   days on market $299,900 Active 4 DOM
8. 2026-06-01
   days on market $299,900 Active 3 DOM
9. 2026-05-31
   days on market $299,900 Active 2 DOM
10. 2026-05-29
    listed $299,900 Active
11. 2003-03-31
    soldstatus
12. 2002-10-01
    listed $84,700

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $2,069 · $172/mo
• Expected delta: +$667/yr (+$56/mo · 47.6%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,522
• − Mortgage interest: −$16,799
• − Property taxes: −$1,402
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,162
• − Management: −$3,162
• − Depreciation: −$8,724
• Taxable income: $4,773
• Est. tax owed @ 24.0%: −$1,146
• After-tax cash flow: $8,303/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+254.1% since first listed

3 events — show timeline

• 2026-05-29 Listed $299,900 IMLS
• 2003-03-31 Sold (MLS) — IMLS
• 2002-10-01 Listed $84,700 IMLS

Property tax history

+8.8%/yr

Latest (2025): $1,402 · +6.6% YoY. Source: county tax records.