6728 W Fairview #51 · Boise City, ID 83704

$62,400

2 bd · 1.0 ba · 728 sqft · Manufactured · 6 Days on market

Built 1977 Good condition

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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 +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming and thoughtfully updated 1977 Titan manufactured home in Fairview Village. From the moment you step inside, you'll appreciate the fresh updates and inviting atmosphere that make this home stand out. Whether you're looking to downsize, purchase your first home, or enjoy low-maintenance living, this property offers exceptional value in a convenient Boise location. Enjoy nearby amenities and easy commuting. Buyer to obtain park approval before occupancy. Monthly lot rent applies, with water, sewer, and trash billed separately through park management. Buyer and Buyers Agent to Varify all information. This is an "as is" sale, inspection for buyers informat

Key facts

• Built 1977
• Listed 6 days

Property features AI

Exterior

• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Located in a mobile home park; Built in 1977
• Construction: Metal roof; Built in 1977
• Exterior features: Partial fencing; Metal roof

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced air heating; No central air
• Interior features: Laminate counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $62k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Cap rate 19.3% 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: Koelsch Elementary School (math 8% / reading 32%, grade F, #344 of 357 statewide, top 97%, 320 students, 99% FRL); Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL) — zoned schools average 63% FRL vs 33% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 49% district-wide (-16 pts) — the specific schools serving this property underperform the Boise Independent District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 193 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $431 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 + 1.9% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,400

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.25% ✓
• Cap rate: 19.33%
• Cash-on-cash: 46.56%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.95% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 2.81×
• Total profit: $31,619
• Equity at exit: $9,304

10-year hold

• IRR: 48.3%
• Equity multiple: 5.43×
• Total profit: $77,319
• Equity at exit: $5,395

Cash invested: $17,472 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$327
• Tax est. 1.5%: −$78 /mo · $936/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $678

Break-even live

Break-even rent $546

Max offer price $62,400

Occupancy floor 47%

Sensitivity live

Price	-10% $721	-5% $699	+0% $678	+5% $656	+10% $635
Rent	-10% $567	-5% $622	+0% $678	+5% $733	+10% $789
Rate	-1.0pp $709	-0.5pp $694	base $678	+0.5pp $662	+1.0pp $645

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: $15,600
• Closing costs: $1,872
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1677 N Raymond St Boise, ID	1.0	1.0	685	$1,395	$2.04	24d	1	0.05mi
1428 N Raymond St Unit 1408 104 Boise, ID	1.0	1.0	740	$1,195	$1.61	24d	1	0.17mi
1408 N Raymond St Boise, ID	1.0	1.0	740	$1,195	$1.61	24d	1	0.20mi
1105 N Liberty St Boise, ID	1.0–2.0	1.0	727	$1,949	$2.68	15d	4	0.39mi
7479 W Holbrook Ln Boise, ID	1.0	1.0	650	$1,095	$1.68	24d	1	0.80mi
7460 W Holbrook Ln Boise, ID	1.0	1.0	674	$1,095	$1.62	24d	1	0.81mi
1680 N Phillippi St Boise, ID	1.0	1.0	450	$1,145	$2.54	24d	1	0.84mi
2722 N Retirement Ln Boise, ID	1.0	1.0	590	$1,095	$1.86	24d	1	0.86mi
5151 W Morris Hill Rd Boise, ID	1.0	1.0	520	$1,250	$2.40	4d	1	1.24mi
331 E 40th St Garden City, ID	2.0	2.0	678	$1,875	$2.77	4d	1	1.32mi
385 E 42nd St Garden City, ID	1.0–2.0	1.0–2.0	832	$1,495	$1.80	4d	1	1.36mi
4220 N Adams St Garden City, ID	2.0	1.0–2.0	767	$2,333	$3.04	4d	7	1.36mi
4633 N Iota Ln Unit 201 Garden City, ID	1.0	1.0	563	$1,375	$2.44	24d	1	1.40mi
4632 N Iota Ln Unit 200 Garden City, ID	1.0	1.0	563	$1,375	$2.44	20d	1	1.40mi
4632 N Iota Ln Unit 300 Garden City, ID	1.0	1.0	563	$1,375	$2.44	24d	1	1.40mi
5453 W Franklin Rd Boise, ID	1.0	1.0	580	$1,324	$2.28	4d	2	1.43mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$1,920	$2.02	4d	14	1.43mi
521 E 41st St Garden City, ID	2.0	1.0–2.0	814	$5,000	$6.14	24d	18	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $62,400 Active 6 DOM
2. 2026-06-17
   days on market $62,400 Active 5 DOM
3. 2026-06-16
   days on market $62,400 Active 4 DOM
4. 2026-06-15
   days on market $62,400 Active 3 DOM
5. 2026-06-13
   remarks 689-char remark
6. 2026-06-13
   listed $62,400 Active 1 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 5/10 Major 7 d/yr ≥96°F today · 18 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: $16,848
• − Mortgage interest: −$3,495
• − Property taxes: −$936
• − Insurance: −$312
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$1,815
• Taxable income: $7,594
• Est. tax owed @ 24.0%: −$1,822
• After-tax cash flow: $6,313/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 · 6 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated manufactured home is in good condition with minimal repairs needed. A fresh coat of paint and some window cleaning would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior — A fresh coat of paint can enhance curb appeal and increase both resale and rental value.
• Both Clean the windows — Clean windows can make the home appear more inviting and increase its value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — A fresh coat of paint can enhance curb appeal and increase both resale and rental value. ↑
• Both Clean the windows — Clean windows can make the home appear more inviting and increase its value for both buyers and renters. ↑

ⓘ 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): 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

1 event — show timeline

• 2026-06-12 Listed $62,400 IMLS