1151 N Fawn Ln · Boise City, ID 83704

$124,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 111 Days on market

Built 2022 Est $110k · 13% over ↓ 5% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +4.2/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover this nearly new and beautifully maintained 3-bed, 2-bath mobile home in desirable Maple Grove Estates. Built in 2022 with approximately 1,056 sq ft of thoughtfully designed living space, the home features an open-concept layout, split-bedroom floor plan, and a private primary suite. Modern finishes, central air conditioning, and durable LVP flooring make it ideal for both owner-occupants and investors alike. Enjoy outdoor living with a private yard, and a park that allows large dogs, covered patio, additional concrete parking, and a storage shed. Conveniently located near Maple Grove and Fairview, with close proximity to shopping, dining, medical facilities, and freeway access, thi

Key facts

• Private yard
• Covered patio
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• SPLIT-BEDROOM FLOOR PLAN
• PRIVATE PRIMARY SUITE
• PRIVATE YARD
• COVERED PATIO
• ADDITIONAL CONCRETE PARKING

Property features AI

Finance

• Other: Property currently used as part of a mobile home park
• HOA & community: Located in Maple Grove Estates community

Exterior

• Parking: Finished driveway
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home in a rented-lot community; Built in 2022
• Construction: Frame construction with wood siding; Composition roof; Small lot (approx. 5,999 sq ft)
• Exterior features: Partial fencing (vinyl and wood); Garden; Storage shed; Community pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 3 bedrooms — all on the main level
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Primary bedroom with private bath; Kitchen island
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $113k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 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: 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 (+1.9%/yr); 193 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $857 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 + 1.9% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $112,840 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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: 1.44% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.07%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $109,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1092 N Fawn Ln	0.04mi	3/2.0	1,119 (+6%)	2mo	$135,000	$121	86
1011 N Fawn Ln	0.09mi	3/2.0	990 (-6%)	8mo	$99,500	$101	79
1328 N Arrow Ln	0.13mi	3/2.0	1,001 (-5%)	8mo	$85,000	$85	79
1386 N Arrow Ln	0.13mi	3/2.0	1,152 (+9%)	0mo	$120,000	$104	79
1067 N Elk Ln	0.06mi	3/2.0	1,152 (+9%)	7mo	$130,000	$113	76
1096 Sable Ln	0.11mi	3/2.0	1,152 (+9%)	6mo	$119,900	$104	75
1221 N Arrow Ln #106	0.06mi	2/2.0 (-1)	980 (-7%)	22mo	$88,500	$90	62
9307 W Florence St	0.33mi	3/2.0	1,152 (+9%)	10mo	$269,900	$234	61
8429 W Irving Ln	0.24mi	2/1.0 (-1)	938 (-11%)	0mo	$55,000	$59	61
8417 W Fairview Ave #4	0.29mi	3/1.0	924 (-12%)	1mo	$75,000	$81	61
1309 N Oakwood Ln	0.12mi	3/2.0	1,152 (+9%)	23mo	$160,000	$139	60
1250 N Sable	0.13mi	2/2.0 (-1)	924 (-12%)	10mo	$90,000	$97	60

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: 9.8%
• Equity multiple: 1.38×
• Total profit: $13,216
• Equity at exit: $18,489

10-year hold

• IRR: 18.0%
• Equity multiple: 2.42×
• Total profit: $49,385
• Equity at exit: $10,721

Cash invested: $34,720 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,860/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $552

Break-even live

Break-even rent $1,085

Max offer price $124,000

Occupancy floor 64%

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$2,333	$2.46	2d	14	0.09mi
8443 W Rifleman St Unit 8443 Boise, ID	2.0	1.0	846	$1,900	$2.25	3d	1	0.25mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	3d	5	0.26mi
9846 W Rosecroft Ct #102 Boise, ID	2.0	2.5	1236	$1,545	$1.25	3d	1	0.74mi
9993 W Rosecroft Ct #101 Boise, ID	2.0	2.5	1136	$1,575	$1.39	3d	1	0.80mi
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	11d	1	0.85mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	21d	1	0.86mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	14d	1	0.92mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	14d	1	0.93mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	23d	1	0.94mi
9056 W Sigmont Ln Unit 201 Boise, ID	2.0	2.0	900	$1,300	$1.44	14d	1	1.04mi
8834 W Pine Valley Ln Unit 1 Boise, ID	3.0	2.5	1427	$1,925	$1.35	11d	1	1.12mi
8786 W Pine Valley Ln Unit 1 Boise, ID	3.0	2.5	1340	$1,975	$1.47	19d	1	1.12mi
657 White Cloud Dr Boise, ID	2.0	1.0	950	$1,345	$1.42	3d	1	1.17mi
697 White Cloud Dr Boise, ID	2.0	1.0	921	$1,450	$1.57	23d	1	1.18mi
1452 N Allumbaugh St Boise, ID	2.0	2.5	1100	$1,525	$1.39	11d	1	1.27mi
950 N Allumbaugh St Boise, ID	2.0	1.0	902	$1,505	$1.67	2d	2	1.27mi
9113 W Ustick Rd Unit 102 Boise, ID	2.0	2.0	1000	$1,525	$1.52	23d	1	1.28mi
6739 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.29mi
6724 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	11d	1	1.30mi
9131 W Ustick Rd Unit 104 Boise, ID	2.0	2.0	1000	$1,595	$1.59	11d	1	1.31mi
6677 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.31mi
6758 W Clinton Ln Boise, ID	2.0	1.0	900	$1,345	$1.49	23d	1	1.33mi
6660 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.34mi
7521 W Tottenham Ln Apt 202 Boise, ID	3.0	2.0	1113	$1,595	$1.43	23d	1	1.34mi
6641 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.35mi
1407 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	3d	1	1.35mi
6652 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.36mi
1406 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	3d	1	1.37mi
8077 S Cummins Ave Boise, ID	2.0	1.0	900	$1,495	$1.66	3d	1	1.41mi
1411 N Liberty St Boise, ID	2.0–4.0	1.5–2.0	1630	$1,620	$0.99	23d	1	1.46mi
1201 S Bird St Boise, ID	2.0	2.0	960	$1,699	$1.77	23d	1	1.47mi
1105 N Liberty St Boise, ID	1.0–2.0	1.0	727	$1,949	$2.68	14d	4	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $124,000 Active 111 DOM
2. 2026-06-17
   days on market $124,000 Active 110 DOM
3. 2026-06-16
   days on market $124,000 Active 109 DOM
4. 2026-06-15
   days on market $124,000 Active 108 DOM
5. 2026-06-13
   days on market $124,000 Active 106 DOM
6. 2026-06-10
   days on market $124,000 Active 103 DOM
7. 2026-06-09
   days on market $124,000 Active 102 DOM
8. 2026-06-08
   days on market $124,000 Active 101 DOM
9. 2026-06-07
   days on market $124,000 Active 100 DOM
10. 2026-06-05
    days on market $124,000 Active 97 DOM
11. 2026-06-03
    days on market $124,000 Active 96 DOM
12. 2026-06-03
    days on market $124,000 Active 95 DOM
13. 2026-06-01
    days on market $124,000 Active 94 DOM
14. 2026-05-31
    days on market $124,000 Active 93 DOM
15. 2026-04-20
    price $124,000
16. 2026-04-06
    status Active
17. 2026-03-24
    status Pending
18. 2026-03-16
    price $125,000
19. 2026-02-14
    listed $129,990 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: $21,399
• − Mortgage interest: −$6,946
• − Property taxes: −$1,860
• − Insurance: −$620
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$3,607
• Taxable income: $4,942
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $5,436/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
• 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

-4.6% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $124,000 IMLS
• 2026-04-06 Relisted — IMLS
• 2026-03-24 Pending — IMLS
• 2026-03-16 Price Changed $125,000 IMLS
• 2026-02-14 Listed $129,990 IMLS