2308 S Naclerio Ln · Boise City, ID 83705

$64,990

2 bd · 2.0 ba · 924 sqft · Manufactured · 3 Days on market

Built 1983 Est $76k · 14% 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 +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean, quiet, shady street behind Country Club Manor mobile home park! Single wide home needing some updates. Clean, functional, ready-to-live-in home. Lot rent $445 includes water & trash. Home is next to Phillippi Park.

Key facts

• Newer appliances
• Covered patio
• Storage shed

Tags

• WELL MAINTAINED
• NEWER APPLIANCES
• SPLIT BEDROOM FLOOR PLAN
• COVERED PATIO
• STORAGE SHED
• FINISHED DRIVEWAY

Property features AI

Exterior

• Parking: Finished driveway
• Utilities: City water service; Sewer connected
• Home design: Manufactured on land; Built in 1983
• Construction: Other roof type
• Exterior features: Covered patio/deck; Storage shed; Located in a mobile home park; Bus service on city route

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: Primary bedroom on main level; Second bedroom on main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom has an en-suite bath; Split bedroom floorplan
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 19.6% 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 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: Hillcrest Elementary School (math 27% / reading 32%, grade F, #306 of 357 statewide, top 88%, 280 students, 71% FRL); Borah Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,289 students, 25% FRL).
• Market conditions: Rents rising fast (+7.4%/yr); 135 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $450 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 + 7.4% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y ago 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 $64,990

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 19.62%
• Cash-on-cash: 47.60%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $75,768
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5209 W Targee St #17	0.05mi	2/1.0	924 (0%)	4mo	$55,000	$60	90
2316 S Naclerio Ln	0.01mi	2/2.0	924 (0%)	12mo	$99,900	$108	90
5209 W Targee St #18 St	0.05mi	2/2.0	980 (+6%)	10mo	$79,000	$81	79
2263 Naclerio Ln	0.03mi	3/1.5 (+1)	980 (+6%)	17mo	$79,900	$82	68

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 · 7.38% rent growth · sell at horizon

5-year hold

• IRR: 49.9%
• Equity multiple: 3.32×
• Total profit: $42,282
• Equity at exit: $9,690

10-year hold

• IRR: 57.2%
• Equity multiple: 7.96×
• Total profit: $126,741
• Equity at exit: $5,619

Cash invested: $18,197 (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 83705

• Rents YoY: 7.4%
• Active inventory: 135
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $722

Break-even live

Break-even rent $569

Max offer price $64,990

Occupancy floor 46%

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: $16,248
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2175 S Curtis Rd Unit 2175 Boise, ID	2.0	1.0	842	$1,695	$2.01	3d	1	0.34mi
5140 W Kootenai St Unit 10 Boise, ID	1.0	1.0	560	$1,045	$1.87	23d	1	0.90mi
4213 W Clark St Boise, ID	2.0	1.0	754	$1,750	$2.32	23d	1	0.99mi
4980 W Camas St Boise, ID	1.0	1.0	576	$1,095	$1.90	23d	1	1.03mi
6733 W Overland Rd Unit 102 Overland Boise, ID	2.0	2.0	900	$1,495	$1.66	11d	1	1.04mi
5938 W Camas Ln Boise, ID	2.0	1.0	768	$1,210	$1.58	2d	1	1.05mi
952 S Curtis Rd Boise, ID	2.0	1.5	912	$1,650	$1.81	3d	1	1.05mi
4840 Blaser Cir Boise, ID	2.0	1.0	925	$1,425	$1.54	18d	1	1.09mi
811 S Phillippi St Unit 811 Boise, ID	2.0	1.0	915	$1,195	$1.31	23d	1	1.10mi
223 S Phillippi St Boise, ID	2.0	1.0	1050	$1,375	$1.31	23d	1	1.46mi
227 S Orchard St Boise, ID	2.0	2.0	993	$1,428	$1.44	2d	1	1.50mi
5453 W Franklin Rd Boise, ID	1.0	1.0	580	$1,324	$2.28	2d	2	1.50mi

Listing history 4 events

1. 2026-06-18
   days on market $64,990 Active 3 DOM
2. 2026-06-17
   days on market $64,990 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $64,990 Active 1 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 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

Taxation est. · year 1

• Rental income: $17,786
• − Mortgage interest: −$3,640
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$1,891
• Taxable income: $8,109
• Est. tax owed @ 24.0%: −$1,946
• After-tax cash flow: $6,715/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): 26,830
• Household income: $64,731
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1509.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 8% Asian 3% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 7% Arabic 1% Other Asian/Pacific 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: ▼ -396.60%
• Current HPI: 430.0629
• Rent YoY: ▲ 7.38%
• 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

-0.0% since first listed

8 events — show timeline

• 2026-06-15 Listed $64,990 IMLS
• 2022-10-01 Listing Removed — IMLS
• 2022-09-22 Listed $90,000 IMLS
• 2021-09-21 Sold (MLS) — IMLS
• 2021-08-29 Pending — IMLS
• 2021-08-26 Relisted — IMLS
• 2021-08-08 Pending — IMLS
• 2021-07-23 Listed $65,000 IMLS