11228 W Azure Ln · Boise City, ID 83713

$59,900

3 bd · 3.0 ba · 1,568 sqft · SingleFamily · 24 Days on market

Built 2000 Fair condition ↓ 22% 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
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained double-wide manufactured home offering approximately 1,440 sq ft, built in 2000 . Features a functional split-bedroom layout, new furnace, and new central HVAC system, with a roof approximately 7–8 years old. Located on a desirable corner lot with a covered patio and driveway for up to two vehicles. Lot rent is $895/month. Property is vacant and ready for showings. Conveniently located near shopping, dining, and major roadways. Needs TLC.

Key facts

• New furnace
• Covered patio
• Corner lot

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• NEW FURNACE
• NEW CENTRAL HVAC SYSTEM
• COVERED PATIO
• DRIVEWAY FOR TWO VEHICLES
• CORNER LOT

Property features AI

Finance

• Other: Located in Boise W-Garden City area
• Financial info: Annual taxes listed as $346
• HOA & community: Located in the Rustic Acres subdivision

Exterior

• Parking: Covered carport with 2 spaces
• Home design: Mobile/manufactured home on a rented lot; Single-story (main level entry)
• Construction: Built in 2000; Frame construction; Crawl space foundation
• Exterior features: Paved road access

Interior

• Kitchen: Kitchen on main level (approx. 10 x 12)
• Bedrooms: 3 bedrooms, all on the main level (Primary bedroom approx. 12 x 14; Bedroom 2 approx. 10 x 11; Bedroom 3 approx. 9 x 10)
• Bathrooms: 3 bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Living room on main level

🏷️ Possibly a rental listed for sale. The $59,900 price doesn't fit this home's estimated sale value (~$481,376) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.7% 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.
• 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: Ustick Elementary School (math 32% / reading 37%, grade F, #272 of 357 statewide, top 80%, 357 students, 60% FRL); Centennial High School (math 53% / reading 76%, grade B-, #10 of 169 statewide, top 7%, 1,931 students, 22% FRL) — zoned schools average 41% FRL vs 23% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 135 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $414 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 + 4.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $59,001 (1.5% below list)

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. 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: 3.03% ✓
• Cap rate: 26.75%
• Cash-on-cash: 73.05%
• DSCR: 4.25
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $481,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1118 N Dawn Dr	0.28mi	4/2.0 (+1)	1,584 (+1%)	2mo	$679,900	$429	74
11956 W Driftwood Ct	0.56mi	3/2.0	1,574 (+0%)	5mo	$475,000	$302	65
1890 N Bryson Rd	0.37mi	4/2.0 (+1)	1,487 (-5%)	5mo	$430,000	$289	61
2145 N Shamrock Ave	0.50mi	4/2.0 (+1)	1,626 (+4%)	2mo	$484,900	$298	60
10747 W Irving Ct	0.33mi	3/2.0	1,357 (-14%)	0mo	$419,900	$309	58
10838 W Tidewater Ct	0.42mi	4/2.0 (+1)	1,684 (+7%)	3mo	$489,000	$290	56
11716 W W Irving St	0.30mi	3/2.0	1,332 (-15%)	2mo	$430,000	$323	55
12068 W Tidewater Dr	0.68mi	3/2.5	1,669 (+6%)	3mo	$439,900	$264	53
11078 W Tidewater Ct	0.36mi	3/2.0	1,348 (-14%)	4mo	$435,654	$323	53
10411 W Rifleman St	0.62mi	3/2.0	1,384 (-12%)	1mo	$424,900	$307	46
10532 W Greenleaf St	0.51mi	3/2.0	1,366 (-13%)	5mo	$449,900	$329	46
10103 W Irving St	0.73mi	3/2.0	1,401 (-11%)	4mo	$409,900	$293	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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: 73.9%
• Equity multiple: 4.41×
• Total profit: $57,215
• Equity at exit: $8,931

10-year hold

• IRR: 78.0%
• Equity multiple: 9.44×
• Total profit: $141,479
• Equity at exit: $5,179

Cash invested: $16,772 (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 83713

• Home prices YoY: -26.5%
• Rents YoY: 4.0%
• Active inventory: 135
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $1,021

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 39%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11239 W Gabrielle Dr Boise, ID	2.0	2.5	1128	$1,645	$1.46	23d	1	0.04mi
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	3d	4	0.14mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	23d	1	0.75mi
9993 W Rosecroft Ct #101 Boise, ID	2.0	2.5	1136	$1,575	$1.39	3d	1	0.78mi
9846 W Rosecroft Ct #102 Boise, ID	2.0	2.5	1236	$1,545	$1.25	3d	1	0.86mi
2663 N Fastwater Ave Boise, ID	3.0	2.0	1204	$1,795	$1.49	14d	1	0.97mi
11274 W Race St Boise, ID	3.0	2.5	1744	$2,150	$1.23	14d	1	0.99mi
3325 N Covered Wagon Way Boise, ID	3.0	2.0	1200	$2,050	$1.71	23d	1	1.20mi
3848 E Presidential Dr Meridian, ID	3.0	3.0	1356	$2,250	$1.66	14d	1	1.30mi
8973 W Irving St Bldg 6 Boise, ID	3.0	2.5	1524	$2,250	$1.48	14d	1	1.42mi

Listing history 5 events

1. 2026-06-02
   status $59,900 Pending 24 DOM
2. 2026-06-01
   days on market $59,900 Active 24 DOM
3. 2026-05-31
   days on market $59,900 Active 23 DOM
4. 2026-05-12
   price $69,900
5. 2026-05-08
   listed $89,900 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: $21,797
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$1,743
• Taxable income: $12,014
• Est. tax owed @ 24.0%: −$2,883
• After-tax cash flow: $9,369/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 · 9 photos

Fair 45/100 Moderate rehab

This double-wide manufactured home requires moderate renovations to update the kitchen and bathrooms, and a fresh coat of paint on the exterior. The home is located on a desirable corner lot and is ready for showings.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor exterior paint — could use a fresh coat of paint

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen will appeal to both buyers and renters
• Both replace bathroom fixtures — modernizing the bathrooms will appeal to both buyers and renters
• Both paint exterior — a fresh coat of paint will improve curb appeal and home value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior paint · could use a fresh coat of paint	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen will appeal to both buyers and renters ↑
• Both replace bathroom fixtures — modernizing the bathrooms will appeal to both buyers and renters ↑
• Both paint exterior — a fresh coat of paint will improve curb appeal and home 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 — 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): 31,549
• Household income: $91,295
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 805.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 10% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -122.31%
• Current HPI: 338.9271
• Rent YoY: ▲ 4.01%
• 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

-22.2% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $69,900 IMLS
• 2026-05-08 Listed $89,900 IMLS