9929 W Abram · Boise City, ID 83704

$135,000

2 bd · 2.0 ba · 938 sqft · Manufactured · 15 Days on market

Built 1983 Est $123k · 10% 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 +23.5/30.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Schools +5.2/10.0
• ARV discount +3.1/15.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely remodeled with care and attention to detail in one of Boise’s most desirable 55+ communities, this home is truly move in ready. Nearly every surface and finish has been updated, including new roof, new garage door, new luxury vinyl plank flooring throughout the main living areas, high end carpet in the bedrooms, new cabinetry, countertops, appliances, vanities, toilets, light fixtures, and doors. If it’s in the home, chances are it’s brand new. Offering 2 bedrooms, 2 full bathrooms, & 938 sqft of thoughtfully designed living space, the layout feels both open and inviting. An additional 125-square-foot bonus room serves as a dedicated laundry and utility spa

Key facts

• Completely remodeled
• New appliances
• New cabinetry

Tags

• COMPLETELY REMODELED
• HIGH END CARPET
• NEW CABINETRY
• NEW COUNTERTOPS
• NEW APPLIANCES
• NEW VANITIES

Property features AI

Finance

• Other: Property located in the Granger Subdivision (Boise W–Garden City area)
• HOA & community: Association fees charged monthly

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1983
• Construction: Wood siding construction
• Exterior features: Partial metal fencing; Composition roof; Accessible approach with ramp; Located in a mobile home park; Small lot (~5,999 SF); Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Freestanding oven/range; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom has a private bath; Split bedroom floorplan; Laminate countertops
• Laundry & utility: Utility room on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• 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: Mcmillan Elementary (math 42% / reading 42%, grade F, #217 of 357 statewide, top 62%, 257 students, 56% FRL); Centennial High School (math 53% / reading 76%, grade B-, #10 of 169 statewide, top 7%, 1,931 students, 22% FRL) — zoned schools average 39% FRL vs 23% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 193 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $933 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $132,975 (1.5% below list)

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: 1.11% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $122,878
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2688 N Pilgrim Ln	0.12mi	2/2.0	924 (-2%)	1mo	$124,900	$135	92
9915 W Abram Ln	0.02mi	2/2.0	924 (-2%)	17mo	$109,000	$118	83
9916 W Dewitt Ln	0.10mi	2/2.0	924 (-2%)	20mo	$110,000	$119	76
10690 Java Ct	0.53mi	2/2.0	960 (+2%)	12mo	$175,500	$183	62
3150 N Kimball St	0.43mi	2/1.0	1,040 (+11%)	10mo	$265,000	$255	50
10600 W Abram Ln #71	0.53mi	2/2.0	849 (-10%)	16mo	$111,000	$131	46
10630 W Macaw Ln	0.54mi	2/1.0	840 (-10%)	10mo	$11,000	$13	45
10866 W Palm Dr	0.64mi	3/1.0 (+1)	840 (-10%)	3mo	$204,900	$244	41
2960 N Linda Vista Ln Trlr 15 Ln	0.32mi	2/1.0	800 (-15%)	24mo	$52,000	$65	37
3621 N Patricia Ln	0.70mi	2/1.0	840 (-10%)	13mo	$49,900	$59	35

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: -5.3%
• Equity multiple: 0.81×
• Total profit: $-7,335
• Equity at exit: $20,129

10-year hold

• IRR: 3.1%
• Equity multiple: 1.21×
• Total profit: $8,116
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $253

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 78%

Sensitivity live

Price	-10% $346	-5% $299	+0% $253	+5% $206	+10% $159
Rent	-10% $134	-5% $193	+0% $253	+5% $312	+10% $371
Rate	-1.0pp $321	-0.5pp $287	base $253	+0.5pp $218	+1.0pp $182

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10222 W Ustick Rd Boise, ID	2.0	2.0	1010	$1,575	$1.56	24d	1	0.44mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	22d	1	0.46mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	15d	1	0.49mi
9113 W Ustick Rd Unit 102 Boise, ID	2.0	2.0	1000	$1,525	$1.52	24d	1	0.55mi
9131 W Ustick Rd Unit 104 Boise, ID	2.0	2.0	1000	$1,595	$1.59	12d	1	0.55mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	24d	1	0.56mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	15d	1	0.61mi
10811 W Ustick Rd Boise, ID	2.0	1.0	794	$1,345	$1.69	22d	1	0.70mi
10887 W Ustick Rd Boise, ID	2.0–3.0	1.0–2.0	874	$1,345	$1.54	3d	3	0.72mi
3909 N Patricia Ln Unit 1547101P Boise, ID	2.0	1.0	818	$4,200	$5.13	3d	1	0.86mi
3911 N Patricia Ln Unit 1547109P Boise, ID	2.0	1.0	818	$4,431	$5.42	3d	1	0.86mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	4d	5	1.01mi
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	12d	1	1.16mi
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	3d	4	1.17mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$1,920	$2.02	3d	14	1.19mi
4418 N Oxbow Pl Boise, ID	3.0	2.0	1120	$2,095	$1.87	15d	1	1.37mi
7521 W Tottenham Ln Apt 202 Boise, ID	3.0	2.0	1113	$1,595	$1.43	24d	1	1.43mi
8443 W Rifleman St Unit 8443 Boise, ID	2.0	1.0	846	$1,900	$2.25	4d	1	1.44mi
2722 N Retirement Ln Boise, ID	1.0	1.0	590	$1,095	$1.86	24d	1	1.45mi
7479 W Holbrook Ln Boise, ID	1.0	1.0	650	$1,095	$1.68	24d	1	1.48mi
7460 W Holbrook Ln Boise, ID	1.0	1.0	674	$1,095	$1.62	24d	1	1.50mi

Listing history 10 events

1. 2026-06-18
   days on market $135,000 Active 15 DOM
2. 2026-06-17
   days on market $135,000 Active 14 DOM
3. 2026-06-16
   days on market $135,000 Active 13 DOM
4. 2026-06-15
   days on market $135,000 Active 12 DOM
5. 2026-06-13
   pricedays on market $135,000 Active 10 DOM
6. 2026-06-10
   days on market $145,000 Active 7 DOM
7. 2026-06-09
   days on market $145,000 Active 6 DOM
8. 2026-06-08
   days on market $145,000 Active 5 DOM
9. 2026-06-07
   remarks 677-char remark
10. 2026-06-07
    listed $145,000 Active 4 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 · 17 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: $18,008
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$3,927
• Taxable income: $937
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $2,806/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: 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): 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

+517.0% since first listed

4 events — show timeline

• 2026-05-15 Listed $145,000 IMLS
• 2012-06-04 Listed $18,000 IMLS
• 2003-10-30 Sold (MLS) — IMLS
• 2003-07-20 Listed $23,500 IMLS