700 E Fairview Ave #28 · Meridian, ID 83642

$175,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 32 Days on market

Built 2017 Fair condition Est $156k · 12% over

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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 +22.3/30.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Schools +5.2/10.0
• Livability +4.1/5.0
• Rent growth +3.5/5.0
• Condition / age +2.2/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2017 Fleetwood manufactured home, nestled on a quiet cul-de-sac in the well-maintained Fairview Terrace Estates community. Designed with a thoughtful layout, this home boasts abundant natural light and curb appeal. Each bedroom includes a spacious walk-in closet, offering ample storage. The home features central air, ceiling fans, and a whole-house ventilation system for optimal comfort. Step outside to enjoy a charming porch and a dedicated garden space. Conveniently located near shopping, dining, and entertainment, this home provides the perfect balance of comfort and convenience.

Key facts

• Ceiling fan
• Great location
• Plenty windows

Tags

• OPEN KITCHEN WITH ISLAND
• PLENTY WINDOWS
• SPACIOUS WALKING CLOSET
• CENTRAL AIR
• CEILING FAN
• GREAT LOCATION

Property features AI

Finance

• Other: Ventilation included for improved indoor air quality
• HOA & community: Located in Fairview Terrace Estates (mobile home park)

Exterior

• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 2017
• Construction: Built in 2017; Composition roof
• Exterior features: Vinyl and wood fencing; Composition roof; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range (freestanding); Refrigerator; Breakfast bar; Laminate counters
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Master bathroom; Breakfast bar; Laminate counters
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.1% in Meridian — 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 82/100 on livability (#10 in ID, #1,176 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D+.
• Joint School District No. 2 (suburban): math 53% / reading 67% proficiency, ranked #11 of 92 in ID (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: River Valley Elementary School (math 53% / reading 53%, grade C, #124 of 357 statewide, top 35%, 427 students, 39% FRL); Meridian Academy (math 10% / reading 30%, grade F, #141 of 169 statewide, top 87%, 171 students, 40% FRL) — zoned schools average 40% FRL vs 23% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 60% district-wide (-24 pts) — the specific schools serving this property underperform the Joint School District No. 2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.8%/yr); 748 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (5%) 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 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $156,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 East Fairview Ave #195	0.02mi	3/2.0	1,144 (-8%)	1mo	$134,900	$118	84
700 E Fairview Ave #151	0.00mi	3/2.0	1,260 (+1%)	21mo	$180,000	$143	81
700 E Fairview #63	0.00mi	3/2.0	1,140 (-9%)	22mo	$124,900	$110	67
424 W Cherry Ln #68	0.72mi	3/2.0	1,080 (-14%)	4mo	$135,000	$125	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 · 3.84% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,255
• Equity at exit: $26,093

10-year hold

• IRR: 6.2%
• Equity multiple: 1.48×
• Total profit: $23,444
• 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 83642

• Rents YoY: 3.8%
• Active inventory: 748
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $290

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 80%

Sensitivity live

Price	-10% $411	-5% $350	+0% $290	+5% $229	+10% $169
Rent	-10% $140	-5% $215	+0% $290	+5% $365	+10% $440
Rate	-1.0pp $378	-0.5pp $334	base $290	+0.5pp $244	+1.0pp $198

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: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1067 N Crestley Ave Meridian, ID	3.0	2.0	1292	$2,145	$1.66	3d	1	0.54mi
395 W Cranmer Dr Meridian, ID	3.0	1.5	1224	$1,895	$1.55	3d	1	0.65mi
1440 N Locust Grove Rd Meridian, ID	2.0–3.0	2.5–3.0	1112	$2,275	$2.04	3d	9	0.71mi
1905 E Wilson Ln Unit 286-B Meridian, ID	2.0	1.0	873	$1,395	$1.60	3d	1	0.81mi
1905 E Wilson Ln Unit 286-A Meridian, ID	2.0	1.0	873	$1,395	$1.60	24d	1	0.81mi
1927 E Wilson Ln Meridian, ID	2.0	1.0	873	$1,395	$1.60	19d	1	0.82mi
2985 N Meridian Rd Unit 102 Meridian, ID	2.0	1.5	1186	$1,550	$1.31	3d	1	0.84mi
1949 E Wilson Ln Unit D Meridian, ID	2.0	1.0	873	$1,245	$1.43	3d	1	0.84mi
2182 E Clarene St Meridian, ID	3.0	2.0	1300	$2,195	$1.69	3d	1	0.92mi
511 W Pine Ave Unit D Meridian, ID	2.0	1.0	700	$1,195	$1.71	3d	1	0.95mi
537 W Idaho Ave Meridian, ID	2.0	1.5	1000	$1,500	$1.50	14d	1	1.00mi
539 W Idaho Ave Meridian, ID	2.0	1.5	1100	$1,500	$1.36	15d	1	1.01mi
1350 N Webb Way Meridian, ID	1.0–3.0	1.0–2.0	975	$4,819	$4.94	24d	1	1.02mi
689 W Pebblestone Ln Meridian, ID	2.0–3.0	2.5	1345	$2,500	$1.86	24d	12	1.16mi
3104 N Venable Ln Meridian, ID	1.0–3.0	1.0–2.5	1164	$2,595	$2.23	3d	17	1.16mi
1685 NW 13th Ave Meridian, ID	3.0	2.0	1227	$2,050	$1.67	14d	1	1.22mi
1374 W Sandalwood Dr Meridian, ID	2.0	1.0	795	$1,295	$1.63	15d	1	1.27mi
1033 W Pine Ave Apt 3 Meridian, ID	2.0	2.0	1014	$1,401	$1.38	3d	1	1.27mi
1339 W Sandalwood Dr Meridian, ID	3.0	2.0	1168	$1,995	$1.71	3d	1	1.28mi
1069 W Pine Ave #3 Meridian, ID	2.0	2.0	1014	$1,496	$1.48	3d	1	1.29mi
100 S Locust Grove Rd Meridian, ID	2.0	2.0	1000	$1,475	$1.48	11d	1	1.31mi
100 S Locust Grove Rd Meridian, ID	2.0	2.0	1000	$1,550	$1.55	3d	1	1.31mi
100 S Locust Grove Rd Unit 103 Meridian, ID	2.0	2.0	1000	$1,475	$1.48	12d	1	1.40mi

Listing history 19 events

1. 2026-06-18
   days on market $175,000 Active 32 DOM
2. 2026-06-17
   pricedays on market $175,000 Active 31 DOM
3. 2026-06-16
   days on market $185,000 Active 30 DOM
4. 2026-06-15
   days on market $185,000 Active 29 DOM
5. 2026-06-13
   days on market $185,000 Active 27 DOM
6. 2026-06-10
   days on market $185,000 Active 24 DOM
7. 2026-06-09
   days on market $185,000 Active 23 DOM
8. 2026-06-08
   days on market $185,000 Active 22 DOM
9. 2026-06-07
   days on market $185,000 Active 21 DOM
10. 2026-06-03
    days on market $185,000 Active 17 DOM
11. 2026-06-03
    days on market $185,000 Active 16 DOM
12. 2026-06-01
    days on market $185,000 Active 15 DOM
13. 2026-05-31
    days on market $185,000 Active 14 DOM
14. 2026-05-17
    listed $185,000 Active
15. 2025-06-10
    soldstatus Sold 605-char remark

    Show marketing remark (605 chars)

    Welcome to this 2017 Fleetwood manufactured home, nestled on a quiet cul-de-sac in the well-maintained Fairview Terrace Estates community. Designed with a thoughtful layout, this home boasts abundant natural light and curb appeal. Each bedroom includes a spacious walk-in closet, offering ample storage. The home features central air, ceiling fans, and a whole-house ventilation system for optimal comfort. Step outside to enjoy a charming porch and a dedicated garden space. Conveniently located near shopping, dining, and entertainment, this home provides the perfect balance of comfort and convenience.

16. 2025-05-28
    status Pending 605-char remark

    Show marketing remark (605 chars)

    Welcome to this 2017 Fleetwood manufactured home, nestled on a quiet cul-de-sac in the well-maintained Fairview Terrace Estates community. Designed with a thoughtful layout, this home boasts abundant natural light and curb appeal. Each bedroom includes a spacious walk-in closet, offering ample storage. The home features central air, ceiling fans, and a whole-house ventilation system for optimal comfort. Step outside to enjoy a charming porch and a dedicated garden space. Conveniently located near shopping, dining, and entertainment, this home provides the perfect balance of comfort and convenience.

17. 2025-04-23
    status Active 605-char remark

    Show marketing remark (605 chars)

    Welcome to this 2017 Fleetwood manufactured home, nestled on a quiet cul-de-sac in the well-maintained Fairview Terrace Estates community. Designed with a thoughtful layout, this home boasts abundant natural light and curb appeal. Each bedroom includes a spacious walk-in closet, offering ample storage. The home features central air, ceiling fans, and a whole-house ventilation system for optimal comfort. Step outside to enjoy a charming porch and a dedicated garden space. Conveniently located near shopping, dining, and entertainment, this home provides the perfect balance of comfort and convenience.

18. 2025-04-10
    status Pending 605-char remark

    Show marketing remark (605 chars)

    Welcome to this 2017 Fleetwood manufactured home, nestled on a quiet cul-de-sac in the well-maintained Fairview Terrace Estates community. Designed with a thoughtful layout, this home boasts abundant natural light and curb appeal. Each bedroom includes a spacious walk-in closet, offering ample storage. The home features central air, ceiling fans, and a whole-house ventilation system for optimal comfort. Step outside to enjoy a charming porch and a dedicated garden space. Conveniently located near shopping, dining, and entertainment, this home provides the perfect balance of comfort and convenience.

19. 2025-03-27
    listed $140,000 Active 605-char remark

    Show marketing remark (605 chars)

    Welcome to this 2017 Fleetwood manufactured home, nestled on a quiet cul-de-sac in the well-maintained Fairview Terrace Estates community. Designed with a thoughtful layout, this home boasts abundant natural light and curb appeal. Each bedroom includes a spacious walk-in closet, offering ample storage. The home features central air, ceiling fans, and a whole-house ventilation system for optimal comfort. Step outside to enjoy a charming porch and a dedicated garden space. Conveniently located near shopping, dining, and entertainment, this home provides the perfect balance of comfort and convenience.

ⓘ 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 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,772
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$5,091
• Taxable income: $735
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $3,301/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with potential for significant value increase through updates to interior and exterior aesthetics.

Repairs flagged

• Moderate Deck and railing — Weathered and in need of repair
• Minor Kitchen cabinets — Worn appearance

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance
• Both Clean and organize landscaping — Neat landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck and railing · Weathered and in need of repair	Moderate	$3,000–15,000
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Clean and organize landscaping — Neat landscaping enhances curb appeal and property value ↑

ⓘ 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: Joint School District No. 2
• NCES district ID: 1602100
• Math proficiency: 53% ▼ -6.00%
• Reading proficiency: 67% ▼ -1.00%
• Median HH income: $64,573
• Composite: 52.42/100
• National rank: #1576
• State rank: #11 of 92 in ID

Livability — Meridian

• Score: 82/100
• State rank: #10
• US rank: #1176

Category grades

Amenities B Commute A+ Cost of living D+ Crime A+ Employment A+ Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meridian, ID
• County: Ada County · 522,161 people
• City population: 138,302
• Metro: Boise City, ID
• Population (ZIP): 62,279
• Household income: $96,909
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1574.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 3% Slovak 3% Lithuanian 3%
• Foreign-born: 5% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -178.45%
• Current HPI: 321.2588
• Rent YoY: ▲ 3.84%
• 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

+32.1% since first listed

6 events — show timeline

• 2026-05-17 Listed $185,000 IMLS
• 2025-06-10 Sold (MLS) — IMLS
• 2025-05-28 Pending — IMLS
• 2025-04-23 Relisted — IMLS
• 2025-04-10 Pending — IMLS
• 2025-03-27 Listed $140,000 IMLS