7701 W Ustick Rd #128 · Boise City, ID 83704

$90,000

2 bd · 2.0 ba · 1,128 sqft · Manufactured · 9 Days on market

Built 1971 Fair condition Est $104k · 13% under

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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 +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Biggest lot in the park! Rare corner lot opportunity featuring RV parking, covered porch, fully fenced yard, multiple sheds/workshop spaces, and a mostly enclosed carport that could easily be completed into a 1-car garage. Mature fire maple tree in the front provides beautiful shade and curb appeal. This 2 bed, 2 bath home includes a primary suite with walk-in closet and built-in vanity, central air, heat, laundry area, crown moulding details, recoppered pipes, whole-house well water filtration system, and a fully wrapped and sealed exterior. Mostly unfinished, this home presents a unique opportunity for a buyer to bring their vision to life and complete the remodel to their own style and p

Key facts

• Covered porch
• Multiple sheds
• Rv parking

Tags

• CORNER LOT OPPORTUNITY
• RV PARKING
• COVERED PORCH
• FULLY FENCED YARD
• MULTIPLE SHEDS
• WORKSHOP SPACES

Property features AI

Finance

• Financial info: Annual taxes listed (see agent for details)
• HOA & community: Part of Flying H Ranch community

Exterior

• Home design: Mobile/manufactured home on rented lot
• Construction: Built in 1971; Metal roof
• Exterior features: Located in a mobile home park (Flying H Ranch); Directions: S on Maple Grove, E on U Stick, S into Flying H Ranch

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Main-level master bedroom; Second bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 14.5% 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: Mountain View Elementary School (math 42% / reading 47%, grade F, #199 of 357 statewide, top 59%, 312 students, 31% FRL); Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 193 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $90,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.74% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.27%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $103,776
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1420 N Oakwood	0.38mi	2/1.0	1,000 (-11%)	5mo	$22,500	$23	55
7701 W W Ustick Rd #186	0.12mi	2/2.0	980 (-13%)	24mo	$89,900	$92	52

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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 1.91×
• Total profit: $22,955
• Equity at exit: $13,419

10-year hold

• IRR: 29.8%
• Equity multiple: 3.54×
• Total profit: $63,923
• Equity at exit: $7,782

Cash invested: $25,200 (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 83704

• Rents YoY: 1.9%
• Active inventory: 193
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $615

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 56%

Sensitivity live

Price	-10% $677	-5% $646	+0% $615	+5% $584	+10% $553
Rent	-10% $491	-5% $553	+0% $615	+5% $677	+10% $738
Rate	-1.0pp $660	-0.5pp $638	base $615	+0.5pp $591	+1.0pp $568

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7521 W Tottenham Ln Apt 202 Boise, ID	3.0	2.0	1113	$1,595	$1.43	24d	1	0.12mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	15d	1	0.84mi
9113 W Ustick Rd Unit 102 Boise, ID	2.0	2.0	1000	$1,525	$1.52	24d	1	0.85mi
9131 W Ustick Rd Unit 104 Boise, ID	2.0	2.0	1000	$1,595	$1.59	12d	1	0.88mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	22d	1	0.91mi
1452 N Allumbaugh St Boise, ID	2.0	2.5	1100	$1,525	$1.39	12d	1	1.13mi
1407 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	4d	1	1.19mi
3911 N Patricia Ln Unit 1547109P Boise, ID	2.0	1.0	818	$4,431	$5.42	4d	1	1.19mi
3909 N Patricia Ln Unit 1547101P Boise, ID	2.0	1.0	818	$4,200	$5.13	4d	1	1.19mi
6660 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.19mi
1428 N Raymond St Unit 1408 104 Boise, ID	1.0	1.0	740	$1,195	$1.61	24d	1	1.20mi
1406 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	4d	1	1.20mi
6739 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.20mi
6677 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.22mi
316 E 46th Pl Garden City, ID	2.0	1.0	1080	$2,250	$2.08	24d	1	1.22mi
6724 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	12d	1	1.23mi
1408 N Raymond St Boise, ID	1.0	1.0	740	$1,195	$1.61	24d	1	1.23mi
6641 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.23mi
1411 N Liberty St Boise, ID	2.0–4.0	1.5–2.0	1630	$1,620	$0.99	24d	1	1.24mi
6652 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.25mi
6315 W Chet Ln Boise, ID	2.0	2.5	1050	$1,750	$1.67	15d	1	1.32mi
6315 W Chet Ln Unit 6307 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	24d	1	1.33mi
6315 W Chet Ln Unit 6315 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	4d	1	1.33mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$1,920	$2.02	4d	14	1.34mi
8443 W Rifleman St Unit 8443 Boise, ID	2.0	1.0	846	$1,900	$2.25	4d	1	1.34mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	4d	5	1.34mi
485 E 50th St Garden City, ID	1.0–2.0	1.0–2.0	885	$1,525	$1.72	12d	1	1.35mi
950 N Allumbaugh St Boise, ID	2.0	1.0	902	$1,505	$1.67	3d	2	1.40mi
1105 N Liberty St Boise, ID	1.0–2.0	1.0	727	$1,949	$2.68	15d	4	1.41mi

Listing history 2 events

1. 2026-05-31
   status $90,000 Pending 9 DOM
2. 2026-05-22
   listed $90,000 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: $18,785
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$2,618
• Taxable income: $6,320
• Est. tax owed @ 24.0%: −$1,517
• After-tax cash flow: $5,860/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 · 22 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, paint the interior, and improve the landscaping. It has a good foundation and structure, making it a good investment opportunity.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major kitchen countertops — poor condition
• Major kitchen flooring — poor condition
• Minor bathroom fixtures — basic fixtures
• Major bathroom flooring — poor condition

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen will attract more buyers
• Resale replace bathroom fixtures and flooring — modernizing the bathrooms will attract more buyers
• Both paint interior walls — improving the interior will make the home more appealing
• Both landscaping and curb appeal — improving the landscaping will make the home more appealing

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Major	$15,000–50,000
kitchen countertops · poor condition	Major	$15,000–50,000
kitchen flooring · poor condition	Major	$15,000–50,000
bathroom fixtures · basic fixtures	Minor	$500–3,000
bathroom flooring · poor condition	Major	$15,000–50,000
Total estimated repair cost · 5 items		$60,500–203,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen will attract more buyers ↑
• Resale replace bathroom fixtures and flooring — modernizing the bathrooms will attract more buyers ↑
• Both paint interior walls — improving the interior will make the home more appealing ↑
• Both landscaping and curb appeal — improving the landscaping will make the home more appealing ↑

ⓘ 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): 42,719
• Household income: $73,390
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 1415.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Asian 2% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Portuguese 3% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% Russian/Polish/Slavic 1% 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: ▼ -393.15%
• Current HPI: 379.0934
• Rent YoY: ▲ 1.95%
• 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

• 2026-05-22 Listed $90,000 IMLS