5384 N Glencrest Ln · 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 8/10 · Major
- Est. fire insurance / yr
- $584 – $1,086
Heat risk 4/10 · Minor
- Hot days now (above 97°F)
- 7 days/yr
- Hot days in 30 yrs
- 18 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 9/10 · Severe
- Unhealthy air days now
- 19 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 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 +22.5/30.0
- ARV discount +15.0/15.0
- 1% rule +7.5/10.0
- DSCR +7.5/10.0
- Schools +4.7/10.0
- Rent growth +3.7/5.0
- Appreciation +2.5/10.0
- Livability +2.5/5.0
- Condition / age +2.2/5.0
- Manufactured-home adj. -5.4
$69,000
5384 N Glencrest Ln · Boise City, ID 83714
3 bd · 2.0 ba · 1,440 sqft · Manufactured
· 195 Days on market
Manufactured home
55+ age-restricted
Built 1980
$48/sqft
· 46% below area
Est $128k · 46% under
↓ 8% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
PRICE REDUCTION! Incredible value in one of Boise's most desirable 55+ communities. This well-maintained 1,440 sq. ft. home offers 3 bedrooms and 2 bathrooms and is ideally situated along the edge of the park with no backyard neighbors, providing a peaceful and private setting. Inside, you'll find a spacious, move-in ready layout with generous living areas. Outside, enjoy a covered carport, covered patio, and a large backyard with a new sprinkler system, perfect for gardening, relaxing, or entertaining. The storage shed includes electricity and a built-in workbench, making it ideal for hobbies, projects, or extra storage.
Key facts
- Covered parking
- Large backyard
- Covered patio
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 3-bed/2.0-bath manufactured listed at $69k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $767 ($9k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $69k).
- Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
- Cap rate 19.6% vs local median 2.8% 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: Pierce Park Elementary School (math 42% / reading 57%, grade D, #148 of 357 statewide, top 47%, 219 students, 27% FRL); Riverglen Jr High School (math 33% / reading 56%, grade D, #52 of 109 statewide, top 51%, 540 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: Rents rising fast (+4.9%/yr); 669 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.
Negotiation context
- It's been on market 195 days — a 12% lower offer ($61k) 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
$60,720
(12.0% below list)
Questions for the listing agent
- It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- 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.
- 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
- 2.28% ✓
- Cap rate
- 19.63%
- Cash-on-cash
- 47.62%
- DSCR
- 3.12
- GRM
- 3.7
CMA / ARV
- ARV (median comp)
- $128,249
- List price
- $69,000
- Delta
- -46.20%
- Verdict
- UNDERPRICED
- Comps
- 13 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 7080 W Royal Glen Ln | 0.06mi | 3/2.0 | 1,482 (+3%) | 1mo | $154,900 | $105 | 91 |
| 6972 Royal Glen Ln | 0.02mi | 3/2.0 | 1,335 (-7%) | 16mo | $88,000 | $66 | 73 |
| 7098 W Royal Glen Ln | 0.07mi | 2/2.0 (-1) | 1,568 (+9%) | 12mo | $129,000 | $82 | 67 |
| 5755 N Confederate Ln | 0.63mi | 3/2.0 | 1,404 (-2%) | 0mo | $135,000 | $96 | 66 |
| 8043 W Manassas Ln | 0.60mi | 3/2.0 | 1,512 (+5%) | 1mo | $230,000 | $152 | 63 |
| 7935 W Appomattox Ln | 0.55mi | 3/2.0 | 1,344 (-7%) | 2mo | $99,900 | $74 | 61 |
| 5609 Sudley Ln | 0.68mi | 3/2.0 | 1,440 (0%) | 13mo | $135,000 | $94 | 58 |
| 5511 Glenbrier Ln | 0.10mi | 2/2.0 (-1) | 1,248 (-13%) | 14mo | $127,000 | $102 | 57 |
| 5692 N Confederate Ln | 0.62mi | 3/2.0 | 1,568 (+9%) | 2mo | $169,000 | $108 | 54 |
| 5657 Sudley Ln | 0.65mi | 2/2.0 (-1) | 1,403 (-3%) | 10mo | $130,000 | $93 | 52 |
| 8215 W Appomattox Ln | 0.65mi | 2/2.0 (-1) | 1,536 (+7%) | 12mo | $130,000 | $85 | 43 |
| 5580 N Confederate | 0.61mi | 2/2.0 (-1) | 1,584 (+10%) | 12mo | $181,000 | $114 | 40 |
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
- 47.2%
- Equity multiple
- 3.11×
- Total profit
- $40,693
- Equity at exit
- $10,288
10-year hold
- IRR
- 53.7%
- Equity multiple
- 6.76×
- Total profit
- $111,275
- Equity at exit
- $5,966
Cash invested: $19,320 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 5 active · 6 under contract
- Months of supply
- 5.0 mo (20%/mo absorbed)
- Median asking
- $129,500 ($86/sqft)
- Median days on market
- 76 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +3.6% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 83714
- Home prices YoY
- -31.5%
- Rents YoY
- 4.9%
- Active inventory
- 669
- Price-to-rent
- 3.7×
Monthly cashflow live
↻
- Estimated rent
- $1,574 high interval (Pro) →
- Mortgage (P&I)
- −$362
- Tax est. 1.5%
- −$86 /mo · $1,035/yr
- Insurance
- −$29
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$331
- Net cashflow
- $767
Break-even live
Break-even rent
$604
Max offer price
$69,000
Occupancy floor
46%
Sensitivity live
| Price | -10% $814 | -5% $791 | +0% $767 | +5% $743 | +10% $719 |
|---|---|---|---|---|---|
| Rent | -10% $642 | -5% $705 | +0% $767 | +5% $829 | +10% $891 |
| Rate | -1.0pp $801 | -0.5pp $784 | base $767 | +0.5pp $749 | +1.0pp $731 |
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
- $17,250
- Closing costs
- $2,070
- 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 39 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 7420 W Garden Glen Dr Boise, ID | 2.0 | 2.0 | 1175 | $1,900 | $1.62 | 85d | 1 | 0.24mi |
| 5497 N Pierce Park Ln Unit 79-202 Boise, ID | 2.0 | 1.5 | 880 | $1,395 | $1.59 | 110d | 1 | 0.29mi |
| 5497 N Pierce Park Ln Unit 53-101 Boise, ID | 2.0 | 1.5 | 880 | $1,495 | $1.70 | 110d | 1 | 0.29mi |
| 5497 N Pierce Park Ln Unit 45-102 Boise, ID | 2.0 | 1.5 | 880 | $1,495 | $1.70 | 93d | 1 | 0.29mi |
| 6473 W Parapet Dr Unit 1 Boise, ID | 4.0 | 2.5 | 1396 | $2,300 | $1.65 | 99d | 1 | 0.33mi |
| 7570 W State St Boise, ID | 1.0–4.0 | 1.0–3.0 | 1227 | $2,422 | $1.97 | 0d | 16 | 0.35mi |
| 7570 W State St Boise, ID | 1.0–4.0 | 1.0–2.5 | 1236 | $2,183 | $1.77 | 86d | 21 | 0.35mi |
| 5439 N Pierce Park Ln Boise, ID | 3.0 | 2.0 | 1200 | $1,895 | $1.58 | 88d | 1 | 0.36mi |
| 5151 N Pierce Park Ln Unit 5153 Boise, ID | 3.0 | 2.0 | 1224 | $2,200 | $1.80 | 0d | 1 | 0.39mi |
| 5153 N Pierce Park Ln Boise, ID | 3.0 | 2.0 | 1224 | $2,200 | $1.80 | 0d | 1 | 0.40mi |
| 6127 N Portsmouth Ave Boise, ID | 3.0 | 2.0 | 1176 | $2,100 | $1.79 | 73d | 1 | 0.42mi |
| 5967 N Pierce Park Ln Boise, ID | 3.0 | 2.0 | 1302 | $1,795 | $1.38 | 119d | 1 | 0.46mi |
| 6589 W Lucky Ln Boise, ID | 2.0 | 2.0 | 1025 | $1,450 | $1.41 | 114d | 1 | 0.46mi |
| 7456 W Limelight Ct Boise, ID | 3.0 | 2.0 | 1278 | $2,095 | $1.64 | 99d | 1 | 0.52mi |
| 6474 W Lucky Ln Unit 12202 Boise, ID | 2.0 | 2.0 | 1100 | $1,500 | $1.36 | 119d | 1 | 0.54mi |
| 4807 N Fortune Ln Unit 201 Boise, ID | 2.0 | 2.0 | 925 | $1,245 | $1.35 | 110d | 1 | 0.54mi |
| 6008 N Ikure Ave Boise, ID | 3.0 | 2.5 | 1440 | $2,145 | $1.49 | 88d | 1 | 0.57mi |
| 6036 N Ikure Ave Boise, ID | 3.0 | 2.5 | 1440 | $2,150 | $1.49 | 73d | 1 | 0.59mi |
| 6058 N Hastings Ave Boise, ID | 2.0 | 2.5 | 1331 | $1,995 | $1.50 | 93d | 1 | 0.61mi |
| 6172 N Pierce Park Ln Boise, ID | 3.0 | 2.0 | 1850 | $2,850 | $1.54 | 9d | 1 | 0.62mi |
| 6077 N Tarako Ave Boise, ID | 3.0 | 2.5 | 1583 | $2,215 | $1.40 | 7d | 1 | 0.74mi |
| 6077 N Tarako Ave Boise, ID | 2.0–3.0 | 2.5 | 1630 | $2,275 | $1.40 | 65d | 2 | 0.74mi |
| 6200 N River Pointe Ln Garden City, ID | 1.0–3.0 | 1.0–2.0 | 1000 | $2,064 | $2.06 | 0d | 9 | 0.76mi |
| 8378 W Pamela St Garden City, ID | 3.0 | 2.0 | 1210 | $2,400 | $1.98 | 65d | 1 | 0.77mi |
| 8255 W Limelight St Boise, ID | 1.0–2.0 | 1.0–2.0 | 856 | $1,825 | $2.13 | 0d | 4 | 0.80mi |
| 5980 N Chad Evert Ln Garden City, ID | 3.0 | 2.0 | 1376 | $2,150 | $1.56 | 62d | 1 | 0.86mi |
| 5988 W Port Ln Unit 101 Boise, ID | 2.0 | 2.0 | 958 | $1,450 | $1.51 | 9d | 1 | 0.89mi |
| 7228 W Rygate Dr Boise, ID | 3.0 | 2.5 | 1395 | $2,345 | $1.68 | 119d | 1 | 0.93mi |
| 6043 W Port Pl Unit 104 Boise, ID | 2.0 | 2.0 | 950 | $1,345 | $1.42 | 98d | 1 | 0.94mi |
| 5908 W Port Ln Unit 101 Boise, ID | 2.0 | 2.0 | 977 | $1,425 | $1.46 | 7d | 1 | 0.95mi |
| 8714 W Pocono Ln Boise, ID | 2.0 | 2.5 | 1250 | $1,595 | $1.28 | 88d | 1 | 1.05mi |
| 5812 W Clearview Ln Boise, ID | 2.0 | 2.0 | 1000 | $1,500 | $1.50 | 4d | 1 | 1.06mi |
| 8712 W Pocono Ln Boise, ID | 2.0 | 2.5 | 1250 | $1,595 | $1.28 | 9d | 1 | 1.06mi |
| 8925 W State St Garden City, ID | 3.0–4.0 | 2.5–3.5 | 1625 | $2,249 | $1.38 | 0d | 11 | 1.11mi |
| 5821 N Cobbler Ln Boise, ID | 3.0 | 2.5 | 1285 | $2,050 | $1.60 | 107d | 1 | 1.19mi |
| 7356 N Lucy Rose Ln Apt 104 Boise, ID | 3.0 | 3.0 | 1300 | $1,895 | $1.46 | 99d | 1 | 1.20mi |
| 7353 N Lucy Rose Ln Boise, ID | 3.0 | 2.5 | 1226 | $1,950 | $1.59 | 2d | 1 | 1.22mi |
| 9415 N Thurman Dr Unit 5 Boise, ID | 2.0 | 1.0 | 876 | $1,295 | $1.48 | 7d | 1 | 1.46mi |
| 9557 W State St Garden City, ID | 1.0–3.0 | 1.0–2.0 | 1022 | $2,050 | $2.00 | 0d | 1 | 1.47mi |
Property features AI
Finance
- Other
- Senior communitySubdivision: GlenbrierMLS area: Boise NW - 0800
- HOA & community
- Over-55 community
Exterior
- Parking
- Carport
- Utilities
- City water serviceSewer connected
- Home design
- Mobile/manufactured home on a rented lotLocated in an over-55 community
- Construction
- Vinyl sidingComposition roofBuilt in 1980
- Exterior features
- Covered patio/deckMetal fencingStorage shedAuto sprinkler systemFull sprinkler systemPaved road access
Interior
- Kitchen
- DishwasherDisposalMicrowaveOven/Range (freestanding)Refrigerator
- Bedrooms
- 3 bedrooms, all on the main level
- Flooring
- CarpetVinyl
- Bathrooms
- 2 bathrooms
- Heating & cooling
- Electric heatingCentral air conditioning
- Interior features
- Main-level master bedroomGuest roomBreakfast barLaminate counters
- Laundry & utility
- Electric water heater
Listing history 50 events
-
2026-09-24days on market $69,000 Active 195 DOM
-
2026-09-23days on market $69,000 Active 194 DOM
-
2026-09-22days on market $69,000 Active 193 DOM
-
2026-09-21days on market $69,000 Active 192 DOM
-
2026-09-20days on market $69,000 Active 191 DOM
-
2026-09-19days on market $69,000 Active 190 DOM
-
2026-09-18days on market $69,000 Active 189 DOM
-
2026-09-16days on market $69,000 Active 187 DOM
-
2026-09-15days on market $69,000 Active 186 DOM
-
2026-09-14days on market $69,000 Active 185 DOM
-
2026-09-13days on market $69,000 Active 184 DOM
-
2026-09-12days on market $69,000 Active 183 DOM
-
2026-09-12price $69,000 Active 182 DOM
-
2026-09-11days on market $76,000 Active 182 DOM
-
2026-09-05days on market $76,000 Active 176 DOM
-
2026-09-04days on market $76,000 Active 175 DOM
-
2026-09-03days on market $76,000 Active 174 DOM
-
2026-08-31pricedays on market $76,000 Active 171 DOM
-
2026-08-30days on market $83,900 Active 170 DOM
-
2026-08-29days on market $83,900 Active 169 DOM
-
2026-08-28days on market $83,900 Active 168 DOM
-
2026-08-27days on market $83,900 Active 167 DOM
-
2026-08-26days on market $83,900 Active 166 DOM
-
2026-08-25days on market $83,900 Active 165 DOM
-
2026-08-24days on market $83,900 Active 164 DOM
-
2026-08-23days on market $83,900 Active 163 DOM
-
2026-08-22days on market $83,900 Active 162 DOM
-
2026-08-21days on market $83,900 Active 161 DOM
-
2026-08-20days on market $83,900 Active 160 DOM
-
2026-08-19days on market $83,900 Active 159 DOM
-
2026-08-18days on market $83,900 Active 158 DOM
-
2026-08-17days on market $83,900 Active 157 DOM
-
2026-08-16days on market $83,900 Active 156 DOM
-
2026-08-15days on market $83,900 Active 155 DOM
-
2026-08-15pricedays on market $83,900 Active 154 DOM
-
2026-08-13days on market $93,900 Active 153 DOM
-
2026-08-12days on market $93,900 Active 152 DOM
-
2026-08-11days on market $93,900 Active 151 DOM
-
2026-08-10days on market $93,900 Active 150 DOM
-
2026-08-09days on market $93,900 Active 149 DOM
-
2026-08-08days on market $93,900 Active 148 DOM
-
2026-08-07days on market $93,900 Active 147 DOM
-
2026-08-06days on market $93,900 Active 146 DOM
-
2026-08-05days on market $93,900 Active 145 DOM
-
2026-08-04days on market $93,900 Active 144 DOM
-
2026-08-03days on market $93,900 Active 143 DOM
-
2026-07-31days on market $93,900 Active 140 DOM
-
2026-07-30days on market $93,900 Active 139 DOM
-
2026-07-30days on market $93,900 Active 138 DOM
-
2026-07-28pricedays on market $93,900 Active 137 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 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $18,890
- − Mortgage interest
- −$3,865
- − Property taxes
- −$1,035
- − Insurance
- −$345
- − Repairs & maintenance
- −$1,511
- − Management
- −$1,511
- − Depreciation
- −$2,007
- Taxable income
- $8,615
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$2,068
- After-tax cash flow
- $7,133/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 · 13 photos
45/100
Moderate rehab
Est. rehab $36,000–$64,800 screening
The home requires significant repairs, particularly to the roof and flooring, but has potential for substantial value increase with these improvements.
Repairs flagged
- Major roof — The independent satellite image shows visible wear and tear on the roof.
- Major flooring — The interior carpet appears to be worn and may need replacement.
Value-add opportunities
- Both New roof — A new roof would significantly improve the home's appearance and increase its value for both resale and rental. ↑
- Both New flooring — New flooring would improve the home's appearance and increase its value for both resale and rental. ↑
ⓘ Rehab cost is a screening estimate — Moderate 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.
F
Composite school gradezoned avg 46/100
Zoned Schools
Elementary
Pierce Park Elementary School
D
ID #148/357
Nat'l #12,785/41,679
Middle
Riverglen Jr High School
D
ID #52/109
Nat'l #4,747/14,009
High
Capital Senior High School
D-
ID #59/169
Nat'l #6,744/17,239
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 · 535,818 people
- City population
- 152,689
- Metro
- Boise City, ID
- Population (ZIP)
- 27,564
- Household income
- $87,651
- Rent vs Own
- Severe rent burden
- 10% 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 (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
-8.0% since first listed3 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
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…