6728 W Fairview #51 · Boise City, ID
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $584 – $1,086
Heat risk 5/10 · Moderate
- Hot days now (above 96°F)
- 7 days/yr
- Hot days in 30 yrs
- 18 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 8/10 · Major
- Unhealthy air days now
- 14 days/yr
- Unhealthy air days in 30 yrs
- 19 days/yr
Risk factors via First Street. Map © Google.
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
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Condition / age +4.0/5.0
- Schools +3.3/10.0
- Rent growth +3.0/5.0
- Appreciation +2.5/10.0
- Livability +2.5/5.0
- Manufactured-home adj. -6.4
$52,400
6728 W Fairview #51 · Boise City, ID 83704
2 bd · 1.0 ba · 728 sqft · Manufactured
· 103 Days on market
Manufactured home
Built 1977
$72/sqft
· 19% below area
Est $65k · 19% under
↓ 8% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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.
Key facts
- Built 1977
- Listed 103 days
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/1.0-bath manufactured listed at $52k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $481 ($6k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $52k).
- Recommended offer: $48k (9.0% below list) — sets the bar for market timing.
- Cap rate 17.3% vs local median 2.8% 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); Fairmont Junior High School (math 23% / reading 44%, grade F, #87 of 109 statewide, top 80%, 677 students, 41% 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 56% FRL vs 33% district-wide (22 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); 361 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).
- This rent is only 17% of the median local income ($73k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $362 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.
Negotiation context
- It's been on market 103 days — a 9% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
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
$47,684
(9.0% below list)
Questions for the listing agent
- It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 2.04% ✓
- Cap rate
- 17.31%
- Cash-on-cash
- 39.34%
- DSCR
- 2.75
- GRM
- 4.1
CMA / ARV
- ARV (median comp)
- $65,000
- List price
- $52,400
- Delta
- -19.38%
- Verdict
- UNDERPRICED
- Comps
- 15 within 2.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 6831 W Colehaven #19 | 0.23mi | 1/1.0 (-1) | 764 (+5%) | 3mo | $229,000 | $300 | 74 |
| 2119 N Hartman St | 0.43mi | 2/1.0 | 770 (+6%) | 2mo | $330,000 | $429 | 69 |
| 7024 Colehaven | 0.27mi | 2/1.0 | 813 (+12%) | 3mo | $224,900 | $277 | 65 |
| 6924 Colehaven Ln #15 | 0.22mi | 2/1.0 | 814 (+12%) | 6mo | $229,999 | $283 | 65 |
| 7084 W Colehaven Ln | 0.30mi | 2/1.0 | 813 (+12%) | 4mo | $244,900 | $301 | 64 |
| 501 E 44th St# 17 | 1.48mi | 2/1.0 | 720 (-1%) | 2mo | $69,999 | $97 | 62 |
| 7060 W Colehaven Ln | 0.31mi | 2/1.0 | 813 (+12%) | 6mo | $245,000 | $301 | 61 |
| 1325 N Arrow Ln | 1.32mi | 2/2.0 | 784 (+8%) | 4mo | $65,000 | $83 | 44 |
| 5116 W Morris Hill Rd | 1.29mi | 2/1.0 | 816 (+12%) | 4mo | $315,000 | $386 | 42 |
| 8702 W Holbrook Ave | 1.42mi | 2/1.0 | 887 (+22%) | 3mo | $379,000 | $427 | 37 |
| 8443 W Rifleman St | 1.23mi | 2/1.0 | 846 (+16%) | 5mo | $300,000 | $355 | 36 |
| 8909 W Irving St #101 | 1.43mi | 1/1.0 (-1) | 560 (-23%) | 4mo | $219,700 | $392 | 32 |
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
- 34.4%
- Equity multiple
- 2.43×
- Total profit
- $21,047
- Equity at exit
- $7,813
10-year hold
- IRR
- 40.7%
- Equity multiple
- 4.64×
- Total profit
- $53,360
- Equity at exit
- $4,531
Cash invested: $14,672 (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.
Active competition Active MLS
- For sale now
- 1 active
- Median asking
- $55,000 ($82/sqft)
- Median days on market
- 73 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +9.1% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 83704
- Rents YoY
- 1.9%
- Active inventory
- 361
- Price-to-rent
- 4.1×
Monthly cashflow live
↻
- Estimated rent
- $1,067 high interval (Pro) →
- Mortgage (P&I)
- −$275
- Tax est. 1.5%
- −$66 /mo · $786/yr
- Insurance
- −$22
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$224
- Net cashflow
- $481
Break-even live
Break-even rent
$458
Max offer price
$52,400
Occupancy floor
50%
Sensitivity live
| Price | -10% $517 | -5% $499 | +0% $481 | +5% $463 | +10% $445 |
|---|---|---|---|---|---|
| Rent | -10% $397 | -5% $439 | +0% $481 | +5% $523 | +10% $565 |
| Rate | -1.0pp $507 | -0.5pp $494 | base $481 | +0.5pp $467 | +1.0pp $454 |
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
- $13,100
- Closing costs
- $1,572
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 23 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1677 N Raymond St Boise, ID | 1.0 | 1.0 | 685 | $1,450 | $2.12 | 64d | 2 | 0.05mi |
| 1428 N Raymond St Unit 1408 104 Boise, ID | 1.0 | 1.0 | 740 | $1,195 | $1.61 | 120d | 1 | 0.17mi |
| 1428 N Raymond St Unit 1408 204 Boise, ID | 1.0 | 1.0 | 740 | $1,195 | $1.61 | 72d | 1 | 0.17mi |
| 1408 N Raymond St Boise, ID | 1.0 | 1.0 | 740 | $1,195 | $1.61 | 120d | 1 | 0.20mi |
| 1408 N Raymond St Boise, ID | 1.0 | 1.0 | 740 | $1,195 | $1.61 | 74d | 1 | 0.20mi |
| 6837 W Colehaven Ln #18 Boise, ID | 1.0 | 1.0 | 663 | $1,500 | $2.26 | 66d | 1 | 0.23mi |
| 1105 N Liberty St Boise, ID | 1.0–2.0 | 1.0–2.0 | 787 | $1,975 | $2.51 | 1d | 5 | 0.39mi |
| 7676 W Emerald St Unit 104 Boise, ID | 1.0 | 1.0 | 677 | $1,450 | $2.14 | 7d | 1 | 0.79mi |
| 7676 W Emerald St Unit 102 Boise, ID | 1.0 | 1.0 | 677 | $1,450 | $2.14 | 10d | 1 | 0.79mi |
| 7479 W Holbrook Ln Boise, ID | 1.0 | 1.0 | 650 | $1,095 | $1.68 | 120d | 1 | 0.80mi |
| 7460 W Holbrook Ln Boise, ID | 1.0 | 1.0 | 674 | $1,095 | $1.62 | 120d | 1 | 0.81mi |
| 2722 N Retirement Ln Boise, ID | 1.0 | 1.0 | 590 | $1,095 | $1.86 | 120d | 1 | 0.86mi |
| 2758 N Retirement Ln Boise, ID | 1.0 | 1.0 | 590 | $1,150 | $1.95 | 66d | 1 | 0.87mi |
| 1681 N Laurel St Boise, ID | 1.0 | 1.0 | 550 | $1,145 | $2.08 | 10d | 1 | 0.88mi |
| 5616 W Franklin Rd Boise, ID | 1.0–3.0 | 1.0–2.0 | 878 | $1,486 | $1.69 | 74d | 1 | 1.32mi |
| 4220 N Adams St Garden City, ID | 2.0 | 1.0–2.0 | 761 | $2,319 | $3.05 | 0d | 19 | 1.36mi |
| 5575 W Franklin St Unit 6 Boise, ID | 1.0 | 1.0 | 700 | $1,145 | $1.64 | 72d | 1 | 1.39mi |
| 4633 N Iota Ln Unit 201 Garden City, ID | 1.0 | 1.0 | 563 | $1,375 | $2.44 | 120d | 1 | 1.40mi |
| 4632 N Iota Ln Unit 200 Garden City, ID | 1.0 | 1.0 | 563 | $1,375 | $2.44 | 115d | 1 | 1.40mi |
| 4632 N Iota Ln Unit 300 Garden City, ID | 1.0 | 1.0 | 563 | $1,375 | $2.44 | 120d | 1 | 1.40mi |
| 930 N Maple Grove Rd Boise, ID | 1.0–3.0 | 1.0–2.0 | 950 | $1,960 | $2.06 | 0d | 12 | 1.43mi |
| 930 N Maple Grove Rd Boise, ID | 1.0–3.0 | 1.0–2.0 | 950 | $1,930 | $2.03 | 7d | 1 | 1.43mi |
| 521 E 41st St Garden City, ID | 2.0 | 1.0–2.0 | 814 | $5,000 | $6.14 | 120d | 18 | 1.48mi |
Property features AI
Exterior
- Utilities
- City water serviceSewer connected
- Home design
- Mobile/manufactured home on a rented lotLocated in a mobile home parkBuilt in 1977
- Construction
- Metal roofBuilt in 1977
- Exterior features
- Partial fencingMetal roof
Interior
- Kitchen
- Refrigerator
- Bedrooms
- 2 bedrooms (both on the main level)
- Flooring
- Vinyl flooring
- Bathrooms
- 1 bathroom
- Heating & cooling
- Electric forced air heatingNo central air
- Interior features
- Laminate counters
- Laundry & utility
- Electric water heater
Listing history 50 events
-
2026-09-23days on market $52,400 Active 103 DOM
-
2026-09-22days on market $52,400 Active 102 DOM
-
2026-09-21days on market $52,400 Active 101 DOM
-
2026-09-20days on market $52,400 Active 100 DOM
-
2026-09-19days on market $52,400 Active 99 DOM
-
2026-09-18days on market $52,400 Active 98 DOM
-
2026-09-16days on market $52,400 Active 96 DOM
-
2026-09-15days on market $52,400 Active 95 DOM
-
2026-09-14days on market $52,400 Active 94 DOM
-
2026-09-13days on market $52,400 Active 93 DOM
-
2026-09-12days on market $52,400 Active 92 DOM
-
2026-09-11days on market $52,400 Active 91 DOM
-
2026-09-05days on market $52,400 Active 85 DOM
-
2026-09-04days on market $52,400 Active 84 DOM
-
2026-09-03days on market $52,400 Active 83 DOM
-
2026-08-31days on market $52,400 Active 80 DOM
-
2026-08-30days on market $52,400 Active 79 DOM
-
2026-08-29days on market $52,400 Active 78 DOM
-
2026-08-28days on market $52,400 Active 77 DOM
-
2026-08-27days on market $52,400 Active 76 DOM
-
2026-08-26days on market $52,400 Active 75 DOM
-
2026-08-25days on market $52,400 Active 74 DOM
-
2026-08-24days on market $52,400 Active 73 DOM
-
2026-08-23days on market $52,400 Active 72 DOM
-
2026-08-22days on market $52,400 Active 71 DOM
-
2026-08-21days on market $52,400 Active 70 DOM
-
2026-08-20days on market $52,400 Active 69 DOM
-
2026-08-19days on market $52,400 Active 68 DOM
-
2026-08-18days on market $52,400 Active 67 DOM
-
2026-08-17days on market $52,400 Active 66 DOM
-
2026-08-16days on market $52,400 Active 65 DOM
-
2026-08-15days on market $52,400 Active 64 DOM
-
2026-08-15days on market $52,400 Active 63 DOM
-
2026-08-13days on market $52,400 Active 62 DOM
-
2026-08-12days on market $52,400 Active 61 DOM
-
2026-08-11days on market $52,400 Active 60 DOM
-
2026-08-10days on market $52,400 Active 59 DOM
-
2026-08-09days on market $52,400 Active 58 DOM
-
2026-08-08days on market $52,400 Active 57 DOM
-
2026-08-07days on market $52,400 Active 56 DOM
-
2026-08-06days on market $52,400 Active 55 DOM
-
2026-08-05days on market $52,400 Active 54 DOM
-
2026-08-04days on market $52,400 Active 53 DOM
-
2026-08-03days on market $52,400 Active 52 DOM
-
2026-07-31days on market $52,400 Active 49 DOM
-
2026-07-30days on market $52,400 Active 48 DOM
-
2026-07-30days on market $52,400 Active 47 DOM
-
2026-07-28days on market $52,400 Active 46 DOM
-
2026-07-26days on market $52,400 Active 44 DOM
-
2026-07-25days on market $52,400 Active 43 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $12,808
- − Mortgage interest
- −$2,935
- − Property taxes
- −$786
- − Insurance
- −$262
- − Repairs & maintenance
- −$1,025
- − Management
- −$1,025
- − Depreciation
- −$1,524
- Taxable income
- $5,251
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,260
- After-tax cash flow
- $4,512/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
80/100
Cosmetic rehab
Est. rehab $3,640–$10,920 screening
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. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 33/100
Zoned Schools
Elementary
Koelsch Elementary School
F
ID #344/357
Nat'l #33,508/41,679
Middle
Fairmont Junior High School
F
ID #87/109
Nat'l #7,937/14,009
High
Capital Senior High School
D-
ID #59/169
Nat'l #6,744/17,239
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 · 535,818 people
- City population
- 152,689
- Metro
- Boise City, ID
- Population (ZIP)
- 42,719
- Household income
- $73,390
- Rent vs Own
- Severe rent burden
- 11% of renters
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
-8.0% since first listed2 events — show timeline
- 2026-06-25 Price Changed $57,400 IMLS
- 2026-06-12 Listed $62,400 IMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…