1252 N Timathy Ln · Boise City, ID 83713-7971

$169,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 6 Days on market

Built 2016 Est $140k · 22% over

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Why this score? — see what drove the D+ 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 +18.8/30.0
• DSCR +5.9/10.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

You get the best of both worlds with this home location sitting just on the border of both Meridian AND Boise! The Village and Albertsons Market Street, and plenty of parks, shopping, activities, and events within this area to keep anyone busy! This corner lot home is spacious with an open living room, dining, and kitchen to make you feel welcome. Master bedroom boasts a walk-in closet, and his and her sinks in the attached master bath. Worried about storage? Don’t be! This property has a 200 sf shop with electric to be used however you please. This well-kept community features a dog park, playground, and clubhouse. Don’t miss this opportunity!

Key facts

• Dog park
• Clubhouse
• New appliances

Tags

• FULLY EQUIPPED SHOP
• DOG PARK
• PLAYGROUND
• CLUBHOUSE
• FRESHLY RE-SECURED PATIOS
• NEW APPLIANCES

Property features AI

Exterior

• Parking: RV access/parking; Finished driveway
• Utilities: City water service; Sewer connected; Cable connected; Broadband internet
• Home design: Mobile/manufactured home on rented lot; Built in 2016
• Construction: Composition roof
• Exterior features: Full metal fencing; Garden; Sidewalks; Corner lot; Automatic sprinkler system; Storage shed

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Freestanding oven/range; Refrigerator; Kitchen island; Pantry; Breakfast bar; Laminate countertops
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Primary bedroom includes an attached bath; Primary bedroom on main level; Walk-in closet(s); Breakfast bar; Pantry; Kitchen island; Laminate countertops
• 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 $170k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.5% 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 D — 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: 1 active listings in the ZIP; 9 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

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $169,900

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $139,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11317 W Florence Ln	0.01mi	4/2.0 (+1)	1,512 (-4%)	14mo	$135,000	$89	77
631 N Timathy Rd	0.13mi	4/2.0 (+1)	1,512 (-4%)	10mo	$105,000	$69	75
1253 N Samson Ln	0.52mi	3/2.5	1,560 (-0%)	1mo	$175,000	$112	72
392 Silver City Dr	0.15mi	3/2.0	1,430 (-9%)	11mo	$162,000	$113	69
602 Empress	0.17mi	3/2.0	1,404 (-10%)	10mo	$119,900	$85	67
11371 W Irving Ln	0.03mi	4/2.0 (+1)	1,404 (-10%)	18mo	$70,000	$50	61
302 W Driftwood Rd	0.27mi	2/2.0 (-1)	1,728 (+10%)	5mo	$60,000	$35	61
700 E Fairview #128	0.59mi	3/2.0	1,500 (-4%)	8mo	$190,000	$127	58
419 W Driftwood Rd	0.29mi	4/2.0 (+1)	1,458 (-7%)	15mo	$138,000	$95	58
307 Driftwood Rd	0.28mi	2/2.0 (-1)	1,344 (-14%)	1mo	$99,500	$74	57
303 Driftwood	0.39mi	3/2.0	1,440 (-8%)	17mo	$189,900	$132	54
530 N Meadowland Dr	0.12mi	4/2.0 (+1)	1,792 (+14%)	16mo	$89,000	$50	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.66×
• Total profit: $31,406
• Equity at exit: $76,394

10-year hold

• IRR: 13.7%
• Equity multiple: 3.03×
• Total profit: $96,569
• Equity at exit: $117,733

Cash invested: $47,572 (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 83713-7971

• Active inventory: 1
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $171

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 85%

Sensitivity live

Price	-10% $289	-5% $230	+0% $171	+5% $113	+10% $54
Rent	-10% $37	-5% $104	+0% $171	+5% $239	+10% $306
Rate	-1.0pp $257	-0.5pp $215	base $171	+0.5pp $127	+1.0pp $83

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	24d	1	0.14mi
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	3d	4	0.23mi
9993 W Rosecroft Ct #101 Boise, ID	2.0	2.5	1136	$1,575	$1.39	4d	1	0.89mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	24d	1	0.89mi
9846 W Rosecroft Ct #102 Boise, ID	2.0	2.5	1236	$1,545	$1.25	4d	1	0.98mi
2663 N Fastwater Ave Boise, ID	3.0	2.0	1204	$1,795	$1.49	15d	1	1.03mi
11274 W Race St Boise, ID	3.0	2.5	1744	$2,150	$1.23	15d	1	1.13mi
3848 E Presidential Dr Meridian, ID	3.0	3.0	1356	$2,250	$1.66	15d	1	1.17mi
3325 N Covered Wagon Way Boise, ID	3.0	2.0	1200	$2,050	$1.71	24d	1	1.35mi

Listing history 6 events

1. 2026-06-18
   days on market $169,900 Active 6 DOM
2. 2026-06-17
   days on market $169,900 Active 5 DOM
3. 2026-06-16
   days on market $169,900 Active 4 DOM
4. 2026-06-15
   days on market $169,900 Active 3 DOM
5. 2026-06-13
   remarks 681-char remark
6. 2026-06-13
   listed $169,900 Active 1 DOM

ⓘ 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: $20,438
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$4,943
• Taxable loss: −$690
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $2,222/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+75.2% since first listed

9 events — show timeline

• 2026-06-12 Listed $169,900 IMLS
• 2024-05-30 Sold (MLS) — IMLS
• 2024-04-29 Pending — IMLS
• 2024-04-23 Listed $89,999 IMLS
• 2019-09-02 Listing Removed — IMLS
• 2019-08-04 Price Changed $85,000 IMLS
• 2019-07-05 Price Changed $89,999 IMLS
• 2019-06-11 Price Changed $96,999 IMLS
• 2019-05-19 Listed $97,000 IMLS