5384 N Glencrest Ln · Boise City, ID 83714-2326

$114,500

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 97 Days on market

Built 1980 Est $122k · 6% under ↓ 8% since listing

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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 +30.0/30.0
• ARV discount +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Park-edge privacy in Glenbrier 55+ Estates! $3,000 seller credit available with acceptable offer. This well-maintained 1,440 sq. ft. home offers 3 bedrooms and 2 bathrooms and sits along the edge of the park with no backyard neighbors, creating a peaceful and private setting. The comfortable layout provides great living space, while covered parking and a covered patio make it easy to enjoy the outdoors. The large backyard offers, new sprinkler system, plenty of room for gardening, relaxing, or entertaining and includes a convenient storage shed. A wonderful opportunity to enjoy quiet community living with extra outdoor space. Great location near shopping, easy to the foothills and downtown.

Key facts

• Covered parking
• Large backyard
• Covered patio

Tags

• COVERED PARKING
• COVERED PATIO
• LARGE BACKYARD
• NEW SPRINKLER SYSTEM
• CONVENIENT STORAGE SHED

Property features AI

Finance

• Other: Senior community; Subdivision: Glenbrier; MLS area: Boise NW - 0800
• HOA & community: Over-55 community

Exterior

• Parking: Carport
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Located in an over-55 community
• Construction: Vinyl siding; Composition roof; Built in 1980
• Exterior features: Covered patio/deck; Metal fencing; Storage shed; Auto sprinkler system; Full sprinkler system; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven/Range (freestanding); Refrigerator
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Main-level master bedroom; Guest room; Breakfast bar; Laminate counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $114k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $104k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: Pierce Park Elementary School (math 42% / reading 57%, grade D, #148 of 357 statewide, top 47%, 219 students, 27% FRL); Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL).
• Market conditions: 1 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $4k of equity ($792 loan paydown + $3k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $104,195 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.62% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.08%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $122,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5298 N North Glen Ln	0.11mi	3/2.0	1,416 (-2%)	15mo	$95,000	$67	79
6972 Royal Glen Ln	0.02mi	3/2.0	1,335 (-7%)	13mo	$88,000	$66	76
7098 W Royal Glen Ln	0.07mi	2/2.0 (-1)	1,568 (+9%)	9mo	$129,000	$82	70
5388 N Glencrest Ln	0.02mi	2/2.0 (-1)	1,245 (-14%)	11mo	$99,900	$80	62
5609 Sudley Ln	0.68mi	3/2.0	1,440 (0%)	10mo	$135,000	$94	60
5511 Glenbrier Ln	0.10mi	2/2.0 (-1)	1,248 (-13%)	11mo	$127,000	$102	59
5307 N Glen	0.10mi	2/2.0 (-1)	1,296 (-10%)	20mo	$97,900	$76	57
5657 Sudley Ln	0.65mi	2/2.0 (-1)	1,403 (-3%)	7mo	$130,000	$93	54
8043 W Manassas Ln	0.60mi	3/2.0	1,512 (+5%)	16mo	$219,900	$145	51
8215 W Appomattox Ln	0.65mi	2/2.0 (-1)	1,536 (+7%)	9mo	$130,000	$85	46
8173 Appomattox Ln	0.61mi	2/2.0 (-1)	1,344 (-7%)	14mo	$97,500	$73	43
5580 N Confederate	0.61mi	2/2.0 (-1)	1,584 (+10%)	9mo	$181,000	$114	43

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: 31.2%
• Equity multiple: 2.76×
• Total profit: $56,497
• Equity at exit: $51,484

10-year hold

• IRR: 31.5%
• Equity multiple: 5.41×
• Total profit: $141,373
• Equity at exit: $79,343

Cash invested: $32,060 (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 83714-2326

• Active inventory: 1
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$600
• Tax est. 1.5%: −$143 /mo · $1,718/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $670

Break-even live

Break-even rent $1,002

Max offer price $114,500

Occupancy floor 59%

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5497 N Pierce Park Ln Unit 53-101 Boise, ID	2.0	1.5	880	$1,495	$1.70	14d	1	0.29mi
5497 N Pierce Park Ln Boise, ID	2.0	1.5	880	$1,445	$1.64	2d	3	0.29mi
5497 N Pierce Park Ln Unit 79-202 Boise, ID	2.0	1.5	880	$1,395	$1.59	14d	1	0.29mi
6473 W Parapet Dr Unit 1 Boise, ID	4.0	2.5	1396	$2,300	$1.65	3d	1	0.33mi
7570 W State St Boise, ID	1.0–4.0	1.0–2.5	1236	$2,183	$1.77	2d	21	0.35mi
5967 N Pierce Park Ln Boise, ID	3.0	2.0	1302	$1,795	$1.38	23d	1	0.46mi
6589 W Lucky Ln Boise, ID	2.0	2.0	1025	$1,450	$1.41	19d	1	0.46mi
7456 W Limelight Ct Boise, ID	3.0	2.0	1278	$2,095	$1.64	3d	1	0.52mi
6474 W Lucky Ln Unit 12202 Boise, ID	2.0	2.0	1100	$1,500	$1.36	23d	1	0.54mi
4807 N Fortune Ln Unit 201 Boise, ID	2.0	2.0	925	$1,245	$1.35	14d	1	0.54mi
6077 N Tarako Ave Boise, ID	3.0	2.5	1583	$2,172	$1.37	2d	2	0.74mi
6200 N River Pointe Ln Garden City, ID	1.0–3.0	1.0–2.0	1000	$3,157	$3.16	2d	8	0.76mi
7228 W Rygate Dr Boise, ID	3.0	2.5	1395	$2,345	$1.68	23d	1	0.93mi
6043 W Port Pl Unit 104 Boise, ID	2.0	2.0	950	$1,345	$1.42	3d	1	0.94mi
5821 N Cobbler Ln Boise, ID	3.0	2.5	1285	$2,050	$1.60	11d	1	1.19mi
7356 N Lucy Rose Ln Apt 104 Boise, ID	3.0	3.0	1300	$1,895	$1.46	3d	1	1.20mi
9557 W State St Garden City, ID	3.0	2.0	1242	$1,850	$1.49	2d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $114,500 Active 97 DOM
2. 2026-06-17
   days on market $114,500 Active 96 DOM
3. 2026-06-16
   days on market $114,500 Active 95 DOM
4. 2026-06-15
   days on market $114,500 Active 94 DOM
5. 2026-06-13
   days on market $114,500 Active 92 DOM
6. 2026-06-10
   days on market $114,500 Active 89 DOM
7. 2026-06-09
   days on market $114,500 Active 88 DOM
8. 2026-06-08
   days on market $114,500 Active 87 DOM
9. 2026-06-07
   days on market $114,500 Active 86 DOM
10. 2026-06-05
    days on market $114,500 Active 83 DOM
11. 2026-06-03
    days on market $114,500 Active 82 DOM
12. 2026-06-03
    days on market $114,500 Active 81 DOM
13. 2026-06-01
    days on market $114,500 Active 80 DOM
14. 2026-05-31
    days on market $114,500 Active 79 DOM
15. 2026-04-30
    price $119,500
16. 2026-03-25
    price $124,500
17. 2026-03-13
    listed $129,900 Active

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,198
• − Mortgage interest: −$6,414
• − Property taxes: −$1,718
• − Insurance: −$572
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$3,331
• Taxable income: $6,611
• Est. tax owed @ 24.0%: −$1,587
• After-tax cash flow: $6,454/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

-8.0% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $119,500 IMLS
• 2026-03-25 Price Changed $124,500 IMLS
• 2026-03-13 Listed $129,900 IMLS