10742 W Ardyce Ln #11 · Boise City, ID
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $584 – $1,086
Heat risk 4/10 · Minor
- Hot days now (above 96°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 8/10 · Major
- Unhealthy air days now
- 14 days/yr
- Unhealthy air days in 30 yrs
- 19 days/yr
Risk factors via First Street. Map © Google.
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
- 1% rule +9.4/10.0
- Schools +5.1/10.0
- Condition / age +3.8/5.0
- Rent growth +3.5/5.0
- Appreciation +2.5/10.0
- Livability +2.5/5.0
- Cash flow +0.0/30.0
- DSCR +0.0/10.0
- Manufactured-home adj. -3.3
$87,900
10742 W Ardyce Ln #11 · Boise City, ID 83713
2 bd · 2.0 ba · 1,065 sqft · Manufactured
· 77 Days on market
Manufactured home
Built 2009
$83/sqft
· 37% below area
Est $140k · 37% under
$1130/mo HOA · 89% of rent
↓ 7% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to this newer, adorable, well maintained and ready to move in home located in the quiet community of Arrowrock. On the exterior, a welcoming front porch offers the perfect spot for your morning coffee, while a convenient carport provides plenty of covered parking. This home is spacious, bright & cheery with open floorplan with a nice size kitchen and living room for entertaining. Good sized primary bedroom has private bathroom as well as a walk-in closet. Washer, dryer & newer refrigerator included to make it even easier! There are motion detector doorbells (Heimvision) installed on both front and back doors.
Key facts
- Full kitchen
- Exercise room
- Convenient carport
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath manufactured listed at $88k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-740 ($-9k/yr) — negative.
- Rent doesn't cover operating costs at any purchase price — skip.
- Meets the 1% rule at list price ($1k rent vs $88k).
- Recommended offer: $83k (6.0% below list) — sets the bar for market timing.
- Cap rate -3.8% vs local median 2.8% in Boise City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.
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); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).
- This rent is only 17% of the median local income ($91k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k 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
- It's been on market 77 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
- 6 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.
Risks & watch-outs
- Watch-outs: HOA is 89% of rent.
Recommended offer
$82,626
(6.0% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.44% ✓
- Cap rate
- -3.81%
- Cash-on-cash
- -36.06%
- DSCR
- -0.60
- GRM
- 5.8
CMA / ARV
- ARV (median comp)
- $139,700
- List price
- $87,900
- Delta
- -37.08%
- Verdict
- UNDERPRICED
- Comps
- 14 within 1.0 mi
Show comp detail 11 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 10603 W Macaw Ln, #40 | 0.11mi | 3/2.0 (+1) | 1,001 (-6%) | 3mo | $122,000 | $122 | 77 |
| 10617 W Abram Ln | 0.12mi | 3/2.0 (+1) | 1,080 (+1%) | 12mo | $74,900 | $69 | 77 |
| 10614 W Macaw Ln | 0.09mi | 3/2.0 (+1) | 1,140 (+7%) | 4mo | $110,000 | $96 | 76 |
| 10701 W Java Dr | 0.19mi | 2/2.0 | 1,152 (+8%) | 12mo | $239,000 | $207 | 68 |
| 10617 W Java Dr | 0.20mi | 2/1.0 | 938 (-12%) | 2mo | $179,000 | $191 | 65 |
| 10690 Java Ct | 0.17mi | 2/2.0 | 960 (-10%) | 15mo | $175,500 | $183 | 63 |
| 10734 W Ardyce Ln #9 | 0.02mi | 3/2.0 (+1) | 1,168 (+10%) | 19mo | $59,500 | $51 | 62 |
| 2876 N Mitchell St | 0.62mi | 2/2.0 | 1,100 (+3%) | 19mo | $299,000 | $272 | 50 |
| 2688 N Pilgrim Ln | 0.61mi | 2/2.0 | 924 (-13%) | 4mo | $124,900 | $135 | 46 |
| 9915 W Abram Ln | 0.60mi | 2/2.0 | 924 (-13%) | 20mo | $109,000 | $118 | 34 |
| 9916 W Dewitt Ln | 0.58mi | 2/2.0 | 924 (-13%) | 23mo | $110,000 | $119 | 32 |
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
- -98.3%
- Equity multiple
- -1.41×
- Total profit
- $-59,345
- Equity at exit
- $13,106
10-year hold
- IRR
- —
- Equity multiple
- -3.23×
- Total profit
- $-104,011
- Equity at exit
- $7,600
Cash invested: $24,612 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 10 active · 4 under contract
- Months of supply
- 8.6 mo (12%/mo absorbed)
- Median asking
- $87,445 ($97/sqft)
- Median days on market
- 75 d
- This list price
- 50% of active listings are priced below it
- ARV vs active asking
- +35.0% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 83713
- Home prices YoY
- -26.5%
- Rents YoY
- 4.0%
- Active inventory
- 271
- Price-to-rent
- 5.8×
Monthly cashflow live
↻
- Estimated rent
- $1,263 high interval (Pro) →
- Mortgage (P&I)
- −$461
- Tax est. 1.5%
- −$110 /mo · $1,318/yr
- Insurance
- −$37
- HOA
- −$1,130
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$265
- Net cashflow
- $-740
Break-even live
Break-even rent
$2,199
Max offer price
—
Occupancy floor
—
Sensitivity live
| Price | -10% $-679 | -5% $-709 | +0% $-740 | +5% $-770 | +10% $-800 |
|---|---|---|---|---|---|
| Rent | -10% $-839 | -5% $-790 | +0% $-740 | +5% $-690 | +10% $-640 |
| Rate | -1.0pp $-695 | -0.5pp $-717 | base $-740 | +0.5pp $-762 | +1.0pp $-786 |
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
- $21,975
- Closing costs
- $2,637
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 10496 W Lone Wolf Ln Boise, ID | 3.0 | 2.0 | 1220 | $1,625 | $1.33 | 87d | 1 | 0.16mi |
| 10600 W Tahiti St Boise, ID | 3.0 | 2.0 | 950 | $1,495 | $1.57 | 62d | 1 | 0.20mi |
| 10845 W Ustick Rd Boise, ID | 2.0 | 1.0 | 794 | $1,315 | $1.66 | 7d | 1 | 0.21mi |
| 10827 W Ustick Rd Boise, ID | 2.0 | 1.0 | 824 | $1,405 | $1.71 | 87d | 1 | 0.24mi |
| 10859 W Ustick Rd Boise, ID | 2.0 | 1.0 | 794 | $1,345 | $1.69 | 62d | 1 | 0.24mi |
| 10887 W Ustick Rd Boise, ID | 2.0–3.0 | 1.0–2.0 | 874 | $1,315 | $1.50 | 0d | 2 | 0.24mi |
| 10811 W Ustick Rd Boise, ID | 2.0 | 1.0 | 794 | $1,345 | $1.69 | 117d | 1 | 0.25mi |
| 3325 N Covered Wagon Way Boise, ID | 3.0 | 2.0 | 1200 | $2,050 | $1.71 | 119d | 1 | 0.41mi |
| 2182 N Constantine Ave Boise, ID | 3.0 | 2.0 | 1040 | $2,100 | $2.02 | 7d | 1 | 0.41mi |
| 10222 W Ustick Rd Boise, ID | 2.0 | 2.0 | 1010 | $1,575 | $1.56 | 119d | 1 | 0.41mi |
| 10326 W Landmark Ct Boise, ID | 3.0 | 2.0 | 1200 | $2,650 | $2.21 | 9d | 1 | 0.51mi |
| 10096 W Garverdale Ln Boise, ID | 3.0 | 2.0 | 1113 | $1,600 | $1.44 | 119d | 1 | 0.74mi |
| 10096 W Garverdale Ln Boise, ID | 3.0 | 2.0 | 1113 | $1,700 | $1.53 | 9d | 1 | 0.74mi |
| 10154 W Garverdale Ln Unit 201 Boise, ID | 3.0 | 2.0 | 1116 | $1,595 | $1.43 | 65d | 1 | 0.74mi |
| 10054 W Garverdale Ln Boise, ID | 2.0 | 2.0 | 914 | $1,595 | $1.75 | 5d | 1 | 0.76mi |
| 10105 W Garverdale Ln Ste 201 Boise, ID | 2.0 | 2.0 | 915 | $1,350 | $1.48 | 110d | 1 | 0.77mi |
| 10063 W Garverdale Ln Boise, ID | 2.0 | 2.0 | 915 | $1,400 | $1.53 | 9d | 1 | 0.78mi |
| 10606 W Jewell Ln Boise, ID | 2.0 | 2.0 | 920 | $2,035 | $2.21 | 0d | 6 | 0.89mi |
| 11239 W Gabrielle Dr Boise, ID | 2.0 | 2.5 | 1128 | $1,645 | $1.46 | 119d | 1 | 0.91mi |
| 9312 W Cory Ln Boise, ID | 3.0 | 2.0 | 1150 | $1,895 | $1.65 | 9d | 1 | 0.92mi |
| 11703 W Ginger Creek Dr Boise, ID | 3.0 | 2.0 | 1366 | $2,000 | $1.46 | 98d | 1 | 0.93mi |
| 11840 Cloverbrook Ln Apt 201 Boise, ID | 2.0 | 2.0 | 928 | $1,475 | $1.59 | 7d | 1 | 0.93mi |
| 11840 Cloverbrook Ln Unit 101 Boise, ID | 2.0 | 2.0 | 928 | $1,475 | $1.59 | 87d | 1 | 0.93mi |
| 9846 W Rosecroft Ct #102 Boise, ID | 2.0 | 2.5 | 1236 | $1,545 | $1.25 | 99d | 1 | 0.97mi |
| 9993 W Rosecroft Ct #101 Boise, ID | 2.0 | 2.5 | 1136 | $1,575 | $1.39 | 99d | 1 | 0.97mi |
| 9824 W Rosecroft Ct #103 Boise, ID | 2.0 | 2.5 | 1136 | $1,545 | $1.36 | 65d | 1 | 0.98mi |
| 9181 W Cory Ln Unit 1 Boise, ID | 2.0 | 1.0 | 975 | $1,495 | $1.53 | 9d | 1 | 1.00mi |
| 9169 W Cory Ln #202 Boise, ID | 2.0 | 1.5 | 968 | $1,395 | $1.44 | 117d | 1 | 1.01mi |
| 9131 W Ustick Rd Unit 104 Boise, ID | 2.0 | 2.0 | 1000 | $1,595 | $1.59 | 107d | 1 | 1.03mi |
| 10764 W Goldenrod Ave Boise, ID | 3.0 | 2.0 | 1220 | $1,895 | $1.55 | 114d | 1 | 1.04mi |
| 9113 W Ustick Rd Unit 102 Boise, ID | 2.0 | 2.0 | 1000 | $1,525 | $1.52 | 119d | 1 | 1.04mi |
| 2555 N Workland Ln Unit 202 Boise, ID | 2.0 | 1.0 | 800 | $1,325 | $1.66 | 110d | 1 | 1.05mi |
| 9557 W Edna St Unit 9557 Boise, ID | 2.0 | 2.0 | 1100 | $1,950 | $1.77 | 62d | 1 | 1.06mi |
| 9042 W Java Ln Unit 201 Boise, ID | 2.0 | 1.0 | 971 | $1,350 | $1.39 | 73d | 1 | 1.06mi |
| 4418 N Oxbow Pl Boise, ID | 3.0 | 2.0 | 1120 | $2,095 | $1.87 | 110d | 1 | 1.08mi |
| 12000 W Fairview Ave Boise, ID | 2.0–3.0 | 1.0–2.0 | 1119 | $1,920 | $1.72 | 4d | 10 | 1.11mi |
| 9403 W Edna St Unit 1547119P Boise, ID | 2.0 | 1.0 | 818 | $3,415 | $4.17 | 0d | 1 | 1.13mi |
| 3909 N Patricia Ln Unit 1547101P Boise, ID | 2.0 | 1.0 | 818 | $3,672 | $4.49 | 0d | 1 | 1.13mi |
| 9401 W Edna St Unit 1547112P Boise, ID | 2.0 | 1.0 | 818 | $3,591 | $4.39 | 0d | 1 | 1.13mi |
| 3911 N Patricia Ln Unit 1547109P Boise, ID | 2.0 | 1.0 | 818 | $3,374 | $4.12 | 0d | 1 | 1.13mi |
Property features AI
Finance
- Other
- Property listed as mobile/manufactured rented lotPaved road access
- HOA & community
- Association fee required — $1,130 monthly
Exterior
- Parking
- 2 covered parking spaces2-car carportFinished driveway
- Utilities
- City water serviceSewer connectedCable connectedBroadband internet availableElectric service
- Home design
- Mobile/manufactured home on a rented lotBuilt in 2009Vinyl sidingComposition roofLocated in the Arrowrock Ranch subdivision
- Construction
- Built by OakwoodVinyl siding constructionComposition roofYear built 2009
- Exterior features
- Covered patio/deckGarden
Interior
- Kitchen
- Kitchen on main levelBreakfast barOven/Range (freestanding)RefrigeratorLaminate counters
- Bedrooms
- 2 bedrooms (both on main level) — primary approx. 13 x 11, second approx. 13 x 13
- Flooring
- Vinyl flooring
- Bathrooms
- 2 bathrooms
- Heating & cooling
- Electric forced-air heatingCentral air conditioning
- Interior features
- Bath in master bedroomMaster bedroom on main levelWalk-in closet(s)Breakfast barLaminate counters
- Laundry & utility
- Washer and dryer includedUtility room on main levelElectric water heater
Listing history 50 events
-
2026-09-24days on market $87,900 Active 77 DOM
-
2026-09-23days on market $87,900 Active 76 DOM
-
2026-09-22days on market $87,900 Active 75 DOM
-
2026-09-21days on market $87,900 Active 74 DOM
-
2026-09-20days on market $87,900 Active 73 DOM
-
2026-09-19days on market $87,900 Active 72 DOM
-
2026-09-18days on market $87,900 Active 71 DOM
-
2026-09-17days on market $87,900 Active 70 DOM
-
2026-09-16days on market $87,900 Active 69 DOM
-
2026-09-15days on market $87,900 Active 68 DOM
-
2026-09-14days on market $87,900 Active 67 DOM
-
2026-09-13days on market $87,900 Active 66 DOM
-
2026-09-12days on market $87,900 Active 65 DOM
-
2026-09-11days on market $87,900 Active 64 DOM
-
2026-09-05days on market $87,900 Active 58 DOM
-
2026-09-04days on market $87,900 Active 57 DOM
-
2026-09-03days on market $87,900 Active 56 DOM
-
2026-08-31days on market $87,900 Active 53 DOM
-
2026-08-30days on market $87,900 Active 52 DOM
-
2026-08-29days on market $87,900 Active 51 DOM
-
2026-08-28days on market $87,900 Active 50 DOM
-
2026-08-27days on market $87,900 Active 49 DOM
-
2026-08-26days on market $87,900 Active 48 DOM
-
2026-08-25days on market $87,900 Active 47 DOM
-
2026-08-24days on market $87,900 Active 46 DOM
-
2026-08-23days on market $87,900 Active 45 DOM
-
2026-08-22days on market $87,900 Active 44 DOM
-
2026-08-21days on market $87,900 Active 43 DOM
-
2026-08-20days on market $87,900 Active 42 DOM
-
2026-08-19days on market $87,900 Active 41 DOM
-
2026-08-18days on market $87,900 Active 40 DOM
-
2026-08-16days on market $87,900 Active 38 DOM
-
2026-08-15days on market $87,900 Active 37 DOM
-
2026-08-15days on market $87,900 Active 36 DOM
-
2026-08-13days on market $87,900 Active 35 DOM
-
2026-08-12days on market $87,900 Active 34 DOM
-
2026-08-11days on market $87,900 Active 33 DOM
-
2026-08-10days on market $87,900 Active 32 DOM
-
2026-08-09days on market $87,900 Active 31 DOM
-
2026-08-08days on market $87,900 Active 30 DOM
-
2026-08-07days on market $87,900 Active 29 DOM
-
2026-08-06days on market $87,900 Active 28 DOM
-
2026-08-05days on market $87,900 Active 27 DOM
-
2026-08-04days on market $87,900 Active 26 DOM
-
2026-08-03days on market $87,900 Active 25 DOM
-
2026-07-31days on market $87,900 Active 22 DOM
-
2026-07-30days on market $87,900 Active 20 DOM
-
2026-07-28days on market $87,900 Active 19 DOM
-
2026-07-26days on market $87,900 Active 17 DOM
-
2026-07-24days on market $87,900 Active 15 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 2/10 Low
- Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $15,156
- − Mortgage interest
- −$4,924
- − Property taxes
- −$1,318
- − Insurance
- −$440
- − Repairs & maintenance
- −$1,212
- − Management
- −$1,212
- − HOA
- −$13,560
- − Depreciation
- −$2,557
- Taxable loss
- −$10,068
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,416
- After-tax cash flow
- $-6,460/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 · 12 photos
75/100
Cosmetic rehab
Est. rehab $5,325–$15,975 screening
This well-maintained mobile home is ready to move in and offers a good return on investment with minor cosmetic updates.
Value-add opportunities
- Both paint exterior — enhances curb appeal and resale value ↑
- Both landscape — improves curb appeal and rental value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 51/100
Zoned Schools
Elementary
Ustick Elementary School
F
ID #272/357
Nat'l #23,081/41,679
Middle
Lewis & Clark Middle School
B-
ID #20/109
Nat'l #2,699/14,009
High
Centennial High School
B-
ID #10/169
Nat'l #2,821/17,239
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 · 535,818 people
- City population
- 152,689
- Metro
- Boise City, ID
- Population (ZIP)
- 31,549
- Household income
- $91,295
- Rent vs Own
- Severe rent burden
- 19% of renters
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 |
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| Technology | 1 | $25B |
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| Food / Agriculture | 1 | $6B |
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Price history
-7.5% since first listed12 events — show timeline
- 2026-07-09 Listing Removed — IMLS
- 2026-07-09 Listed $87,900 IMLS
- 2026-05-12 Listing Removed — IMLS
- 2026-05-12 Listed $92,000 IMLS
- 2026-03-14 Listing Removed — IMLS
- 2026-03-14 Listed $92,000 IMLS
- 2026-03-13 Price Changed $92,000 IMLS
- 2025-11-12 Listing Removed — IMLS
- 2025-11-12 Listed $89,990 IMLS
- 2025-08-21 Listing Removed — IMLS
- 2025-08-21 Listed $91,990 IMLS
- 2025-05-15 Listed $95,000 IMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…