8227 Blue Rim Ln #33 · Boise City, ID 83716

$175,000

3 bd · 2.0 ba · 1,436 sqft · Manufactured · 60 Days on market

Built 2023 Excellent condition Est $162k · 8% over ↓ 6% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• ARV discount +4.0/15.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly constructed Fleetwood home on pillars and ties in beautiful lakeside community of Blue Valley in SE Boise. Less traffic, easy access to airport, downtown and 5 miles from Lucky Peak Reservoir! This new home has a covered front porch, all upgraded SS appliances, gas range and heat, 5" baseboards, AC and more. Come enjoy the comforts of quiet living in your own home. Manufactured home lenders available. Lot rent $560. Buyers must apply for residency at [email protected].

Key facts

• Open floor plan
• Newer appliances
• Primary suite

Tags

• BLUE VALLEY LAKESIDE COMMUNITY
• OPEN FLOOR PLAN
• MODERN FINISHES
• NEWER APPLIANCES
• PRIMARY SUITE
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Builder: Fleetwood
• HOA & community: Located in the Blue Valley subdivision / Boise South area; Property is within a mobile home park (rented lot)

Exterior

• Parking: RV access/parking; Finished driveway
• Utilities: City and community water service; Sewer connected; Cable connected; Broadband internet available; Power: natural gas for appliances and heating
• Home design: Mobile/manufactured home on a rented lot; Built in 2023; Energy Star certified
• Construction: HardiPlank-type exterior; Composition roof
• Exterior features: Full vinyl fencing; Covered patio/deck; Paved road access; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Gas oven; Gas range; Pantry; Breakfast bar; Laminate counters
• Bedrooms: 3 bedrooms — all on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom with en-suite bath; Double vanity in bath; Walk-in closet(s); Breakfast bar; Pantry; Laminate countertops
• Laundry & utility: Utility room on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: Timberline High School (math 53% / reading 74%, grade B-, #14 of 169 statewide, top 8%, 1,398 students, 10% FRL) — zoned schools average 10% FRL vs 33% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 49% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Boise Independent District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.8%/yr); 328 active listings in the ZIP; high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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 + 4.8% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.54% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.53%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $162,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8433 Blue Heaven Ln	0.11mi	3/2.0	1,404 (-2%)	10mo	$140,000	$100	83
8426 S Blue Heaven Ln	0.09mi	4/2.0 (+1)	1,440 (+0%)	9mo	$149,900	$104	82
8533 Blue Hill Lane #134 #134	0.15mi	3/2.0	1,493 (+4%)	6mo	$174,000	$117	82
8287 S Blue Rim Lane #22 Ln	0.07mi	3/2.0	1,344 (-6%)	6mo	$169,900	$126	81
2312 Blue Lake Lane #70 #70	0.20mi	3/2.0	1,493 (+4%)	4mo	$151,000	$101	80
8283 Blue Heaven	0.06mi	3/2.0	1,512 (+5%)	10mo	$165,000	$109	80
1984 Blue Spruce Lane #170 Ln	0.10mi	3/2.0	1,512 (+5%)	9mo	$174,000	$115	79
8255 Blue Ridge Lane #6 Ln	0.12mi	3/2.0	1,368 (-5%)	10mo	$150,000	$110	78
8426 Blue Heaven #149 #149	0.09mi	4/2.0 (+1)	1,536 (+7%)	3mo	$144,200	$94	77
2164 Blue Spruce Ln #194	0.15mi	3/2.0	1,296 (-10%)	1mo	$229,999	$177	76
2309 Blue Sage Lane #96 Ln	0.25mi	3/2.0	1,492 (+4%)	10mo	$179,000	$120	74
2187 E Blue Lake Ln #50	0.10mi	2/2.0 (-1)	1,313 (-9%)	10mo	$149,000	$113	67

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 · 4.78% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.72×
• Total profit: $35,180
• Equity at exit: $26,093

10-year hold

• IRR: 27.1%
• Equity multiple: 3.59×
• Total profit: $127,140
• Equity at exit: $15,131

Cash invested: $49,000 (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 83716

• Home prices YoY: -22.8%
• Rents YoY: 4.8%
• Active inventory: 328
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,695 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $920

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,041	-5% $980	+0% $920	+5% $859	+10% $799
Rent	-10% $707	-5% $813	+0% $920	+5% $1,026	+10% $1,133
Rate	-1.0pp $1,008	-0.5pp $964	base $920	+0.5pp $874	+1.0pp $828

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $175,000 Active 60 DOM
2. 2026-06-17
   days on market $175,000 Active 59 DOM
3. 2026-06-16
   days on market $175,000 Active 58 DOM
4. 2026-06-15
   days on market $175,000 Active 57 DOM
5. 2026-06-13
   days on market $175,000 Active 55 DOM
6. 2026-06-10
   days on market $175,000 Active 52 DOM
7. 2026-06-09
   days on market $175,000 Active 51 DOM
8. 2026-06-08
   days on market $175,000 Active 50 DOM
9. 2026-06-07
   days on market $175,000 Active 49 DOM
10. 2026-06-05
    days on market $175,000 Active 46 DOM
11. 2026-06-03
    days on market $175,000 Active 45 DOM
12. 2026-06-03
    days on market $175,000 Active 44 DOM
13. 2026-06-01
    days on market $175,000 Active 43 DOM
14. 2026-05-31
    days on market $175,000 Active 42 DOM
15. 2026-05-12
    price $187,000
16. 2026-04-19
    listed $193,000 Active
17. 2023-10-31
    soldstatus Sold 495-char remark

    Show marketing remark (495 chars)

    Newly constructed Fleetwood home on pillars and ties in beautiful lakeside community of Blue Valley in SE Boise. Less traffic, easy access to airport, downtown and 5 miles from Lucky Peak Reservoir! This new home has a covered front porch, all upgraded SS appliances, gas range and heat, 5" baseboards, AC and more. Come enjoy the comforts of quiet living in your own home. Manufactured home lenders available. Lot rent $560. Buyers must apply for residency at [email protected].

18. 2023-10-25
    status Pending 495-char remark

    Show marketing remark (495 chars)

    Newly constructed Fleetwood home on pillars and ties in beautiful lakeside community of Blue Valley in SE Boise. Less traffic, easy access to airport, downtown and 5 miles from Lucky Peak Reservoir! This new home has a covered front porch, all upgraded SS appliances, gas range and heat, 5" baseboards, AC and more. Come enjoy the comforts of quiet living in your own home. Manufactured home lenders available. Lot rent $560. Buyers must apply for residency at [email protected].

19. 2023-04-06
    listed $198,500 Active 495-char remark

    Show marketing remark (495 chars)

    Newly constructed Fleetwood home on pillars and ties in beautiful lakeside community of Blue Valley in SE Boise. Less traffic, easy access to airport, downtown and 5 miles from Lucky Peak Reservoir! This new home has a covered front porch, all upgraded SS appliances, gas range and heat, 5" baseboards, AC and more. Come enjoy the comforts of quiet living in your own home. Manufactured home lenders available. Lot rent $560. Buyers must apply for residency at [email protected].

ⓘ 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: $32,342
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − Depreciation: −$5,091
• Taxable income: $8,774
• Est. tax owed @ 24.0%: −$2,106
• After-tax cash flow: $8,932/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 · 12 photos

Excellent 95/100 None rehab

This move-in ready 2023 manufactured home in Blue Valley, Boise City, Idaho, is in excellent condition with modern finishes and a spacious floor plan. It's located in a highly desirable community with easy access to shopping and dining. The home is ready for immediate occupancy and can be further enhanced with minor exterior painting and landscaping improvements.

Value-add opportunities

• Resale Painting the exterior siding — Enhances curb appeal and can add value
• Rental Landscaping improvements — Attracts tenants and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Enhances curb appeal and can add value ↑
• Rental Landscaping improvements — Attracts tenants and enhances curb appeal ↑

ⓘ 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): 21,402
• Household income: $128,822
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 408.0

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% Asian 9% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 6% Portuguese 2% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 4% Chinese 2% Other Asian/Pacific 2%

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: ▼ -97.80%
• Current HPI: 332.0696
• Rent YoY: ▲ 4.78%
• 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

-5.8% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $187,000 IMLS
• 2026-04-19 Listed $193,000 IMLS
• 2023-10-31 Sold (MLS) — IMLS
• 2023-10-25 Pending — IMLS
• 2023-04-06 Listed $198,500 IMLS