8140 N Andy Ln · Boise City, ID 83714

$130,000

3 bd · 2.0 ba · 880 sqft · Manufactured · 10 Days on market

Built 2026 Excellent condition Est $216k · 40% under $620/mo HOA · 27% of rent

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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 +24.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BRAND NEW, NEVER-LIVED-IN 3 BEDROOM HOME WITH CANAL VIEWS NEAR DOWNTOWN EAGLE Be the first to live in this brand-new 2026, 3-bedroom, 2-bath home located in a quiet park just minutes from downtown Eagle. This move-in-ready home offers peaceful canal views and a relaxing setting where you can enjoy watching local wildlife right from your property. Located in a low-traffic neighborhood, it's a great place to come home to while still being close to shopping, restaurants, parks, and everyday conveniences. The location provides easy access to both SH-44 and SH-55, putting downtown Eagle just minutes away, downtown Boise about 15 minutes away, and Garden City just a short drive down the road. You

Key facts

• Easy access to sh-44
• Easy access to sh-55
• Quiet park

Tags

• CANAL VIEWS
• QUIET PARK
• LOW-TRAFFIC NEIGHBORHOOD
• EASY ACCESS TO SH-44
• EASY ACCESS TO SH-55
• CLOSE TO BOISE RIVER GREENBELT

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 8.8% 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 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.
• Market conditions: Rents rising fast (+4.9%/yr); 445 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).
• This rent runs 31% of the median local income ($88k/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 $899 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 + 4.9% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $130,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.74% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $215,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7500 N Gardner Ln	0.24mi	3/1.5	980 (+11%)	13mo	$239,988	$245	57
10051 Utahna Rd	0.13mi	2/2.0 (-1)	1,008 (+14%)	21mo	$199,900	$198	47

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $874
• Equity at exit: $19,383

10-year hold

• IRR: 13.1%
• Equity multiple: 2.18×
• Total profit: $43,073
• Equity at exit: $11,240

Cash invested: $36,400 (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 83714

• Home prices YoY: -31.5%
• Rents YoY: 4.9%
• Active inventory: 445
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,264 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$620
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $270

Break-even live

Break-even rent $1,922

Max offer price $130,000

Occupancy floor 83%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2411 E Riverside Dr Eagle, ID	1.0–2.0	1.0–2.0	943	$2,100	$2.23	2d	7	0.84mi
338 S Edgewood Ln Eagle, ID	1.0–3.0	1.0–2.5	1237	$2,150	$1.74	2d	13	1.27mi

HOA detail

• Monthly dues: $620 · $7,440/yr

Listing history 16 events

1. 2026-06-18
   days on market $130,000 Active 10 DOM
2. 2026-06-17
   days on market $130,000 Active 9 DOM
3. 2026-06-16
   days on market $130,000 Active 8 DOM
4. 2026-06-15
   days on market $130,000 Active 7 DOM
5. 2026-06-13
   days on market $130,000 Active 5 DOM
6. 2026-06-10
   days on market $130,000 Active 2 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   pricedays on marketlisting id $130,000 Active 1 DOM
9. 2026-06-08
   days on market $135,000 Active 13 DOM
10. 2026-06-07
    days on market $135,000 Active 12 DOM
11. 2026-06-05
    days on market $135,000 Active 9 DOM
12. 2026-06-03
    days on market $135,000 Active 8 DOM
13. 2026-06-03
    days on market $135,000 Active 7 DOM
14. 2026-06-01
    days on market $135,000 Active 6 DOM
15. 2026-05-31
    days on market $135,000 Active 5 DOM
16. 2026-05-26
    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: $27,163
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − HOA: −$7,440
• − Depreciation: −$3,782
• Taxable income: $1,713
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $2,827/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This move-in-ready, brand-new home is in excellent condition with modern finishes and a peaceful canal view. It offers a great location and is ready for immediate occupancy.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and can attract more buyers
• Both Add a smart home system — Improves convenience and can be a selling point
• Both Install a smart thermostat — Saves energy and can be a selling point

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances curb appeal and can attract more buyers ↑
• Both Add a smart home system — Improves convenience and can be a selling point ↑
• Both Install a smart thermostat — Saves energy and can be a selling point ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 27,564
• Household income: $87,651
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 557.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 4% Portuguese 4%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 2% 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: ▼ -155.87%
• Current HPI: 339.0701
• Rent YoY: ▲ 4.87%
• 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

1 event — show timeline

• 2026-05-26 Listed $135,000 FSBO.com