2109 Blue Sage Ln #116 · Boise City, ID 83716-5726

$129,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 56 Days on market

Built 2015 Est $152k · 15% under

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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 +15.4/30.0
• ARV discount +14.2/15.0
• Appreciation +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great starter home. Clean, open, lots of windows! Large master bedroom/bath with garden jacuzzi tub, double vanities and bidet toilet. Quiet lot in Blue Valley MHP with open desert view. Outdoor area to gather for a game on the outdoor TV around BBQ/game area. Neighborhood with quick access to freeway, downtown, airport and shopping.

Key facts

• Gas appliances
• Convenient shed
• Walk-in shower

Tags

• FULL COVERED FRONT PORCH
• FULL OPEN BREAKFAST BAR
• GAS APPLIANCES
• MASTER BATH JETTED TUB
• WALK-IN SHOWER
• CONVENIENT SHED

Property features AI

Finance

• Other: Located in the Blue Valley subdivision (Boise SE area)

Exterior

• Parking: RV access/parking; Finished driveway
• Utilities: City and community water service; Sewer connected; Cable connected
• Home design: Mobile/manufactured home on a rented lot; Built in 2015
• Construction: HardiPlank-type siding; Composition roof; Built in 2015
• Exterior features: Partial vinyl fencing; Covered patio/deck; Storage shed; Private paved road frontage; Mobile home park setting

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Gas range; Breakfast bar
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate counters noted (flooring type not specified)
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Bath in master bedroom; Double vanity; Walk-in closet(s); Family room; Breakfast bar; Laminate counters
• Laundry & utility: Washer; Dryer; Gas water heater; Utility room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $50 ($595/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 $120k (7.7% below list).
• Recommended offer: $120k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 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; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($895 loan paydown + $4k 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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.

Recommended offer $119,559 (7.7% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $152,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2119 E Blue Sage	0.01mi	3/2.0	1,152 (-5%)	2mo	$145,900	$127	89
2164 Blue Spruce Ln #194	0.07mi	3/2.0	1,296 (+7%)	1mo	$229,999	$177	85
8287 S Blue Rim Lane #22 Ln	0.22mi	3/2.0	1,344 (+10%)	6mo	$169,900	$126	67
8550 Blue Hill Ln. #127 Ln	0.06mi	3/2.0	1,344 (+10%)	16mo	$184,999	$138	66
2187 E Blue Lake Ln #50	0.15mi	2/2.0 (-1)	1,313 (+8%)	10mo	$149,000	$113	66
8441 Blue Heaven Ln	0.14mi	3/2.0	1,325 (+9%)	16mo	$150,000	$113	65
8354 Blue Heaven Ln #153	0.18mi	3/2.0	1,280 (+5%)	23mo	$159,900	$125	64
2155 Blue Sage Ln	0.03mi	3/1.0	1,057 (-13%)	11mo	$70,000	$66	64
8255 Blue Ridge Lane #6 Ln	0.17mi	3/2.0	1,368 (+12%)	10mo	$150,000	$110	63

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: 9.0%
• Equity multiple: 1.52×
• Total profit: $18,776
• Equity at exit: $58,229

10-year hold

• IRR: 11.5%
• Equity multiple: 2.72×
• Total profit: $62,460
• Equity at exit: $89,738

Cash invested: $36,260 (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 83716-5726

• Active inventory: 1
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$679
• Tax est. 1.5%: −$162 /mo · $1,942/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $50

Break-even live

Break-even rent $1,133

Max offer price $129,500

Occupancy floor 91%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $129,500 Active 56 DOM
2. 2026-06-17
   days on market $129,500 Active 55 DOM
3. 2026-06-16
   days on market $129,500 Active 54 DOM
4. 2026-06-15
   days on market $129,500 Active 53 DOM
5. 2026-06-13
   days on market $129,500 Active 51 DOM
6. 2026-06-10
   days on market $129,500 Active 48 DOM
7. 2026-06-09
   days on market $129,500 Active 47 DOM
8. 2026-06-08
   days on market $129,500 Active 46 DOM
9. 2026-06-07
   days on market $129,500 Active 45 DOM
10. 2026-06-05
    days on market $129,500 Active 42 DOM
11. 2026-06-03
    days on market $129,500 Active 41 DOM
12. 2026-06-03
    days on market $129,500 Active 40 DOM
13. 2026-06-01
    days on market $129,500 Active 39 DOM
14. 2026-05-31
    days on market $129,500 Active 38 DOM
15. 2026-04-23
    listed $129,500 Active
16. 2026-03-10
    historical
17. 2025-12-12
    price $129,500
18. 2025-09-04
    status Active
19. 2025-08-27
    status Pending
20. 2025-06-16
    listed $130,000 Active
21. 2022-11-28
    soldstatus Sold 335-char remark

    Show marketing remark (335 chars)

    Great starter home. Clean, open, lots of windows! Large master bedroom/bath with garden jacuzzi tub, double vanities and bidet toilet. Quiet lot in Blue Valley MHP with open desert view. Outdoor area to gather for a game on the outdoor TV around BBQ/game area. Neighborhood with quick access to freeway, downtown, airport and shopping.

22. 2022-11-05
    status Pending 335-char remark

    Show marketing remark (335 chars)

    Great starter home. Clean, open, lots of windows! Large master bedroom/bath with garden jacuzzi tub, double vanities and bidet toilet. Quiet lot in Blue Valley MHP with open desert view. Outdoor area to gather for a game on the outdoor TV around BBQ/game area. Neighborhood with quick access to freeway, downtown, airport and shopping.

23. 2022-10-15
    listed $135,550 Active 335-char remark

    Show marketing remark (335 chars)

    Great starter home. Clean, open, lots of windows! Large master bedroom/bath with garden jacuzzi tub, double vanities and bidet toilet. Quiet lot in Blue Valley MHP with open desert view. Outdoor area to gather for a game on the outdoor TV around BBQ/game area. Neighborhood with quick access to freeway, downtown, airport and shopping.

24. 2020-09-18
    historical Contingent
25. 2020-08-29
    price $95,000
26. 2020-07-24
    listed $99,000 Active
27. 2018-05-25
    soldstatus Sold
28. 2018-05-09
    status Pending
29. 2018-05-06
    listed $55,000 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: $14,347
• − Mortgage interest: −$7,254
• − Property taxes: −$1,942
• − Insurance: −$648
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$3,767
• Taxable loss: −$1,560
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $969/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

+135.5% since first listed

15 events — show timeline

• 2026-04-23 Listed $129,500 IMLS
• 2026-03-10 Listing Removed — IMLS
• 2025-12-12 Price Changed $129,500 IMLS
• 2025-09-04 Relisted — IMLS
• 2025-08-27 Pending — IMLS
• 2025-06-16 Listed $130,000 IMLS
• 2022-11-28 Sold (MLS) — IMLS
• 2022-11-05 Pending — IMLS
• 2022-10-15 Listed $135,550 IMLS
• 2020-09-18 Contingent — IMLS
• 2020-08-29 Price Changed $95,000 IMLS
• 2020-07-24 Listed $99,000 IMLS
• 2018-05-25 Sold (MLS) — IMLS
• 2018-05-09 Pending — IMLS
• 2018-05-06 Listed $55,000 IMLS