8463 Blue Heaven Ln · Boise City, ID 83716

$110,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 121 Days on market

Built 1978 Est $155k · 29% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wonderful community. Newer paint inside & out. Appliances are included. Large master bedroom and master bath. Blue Valley Mobile Home Park is located close to interstate & stores. The park has a lake and walking paths to enjoy. No back neighbors with beautiful view of sunsets. Buyer to purchase property in "as is" condition. Application and background check must be completed and approved by [email protected]. BTVA

Key facts

• Pond
• Walking paths
• Built 1978

Tags

• POND
• WALKING PATHS
• BEAUTIFUL VIEW OF SUNSETS

Property features AI

Exterior

• Utilities: Community water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot
• Construction: Metal siding; Built in 1978
• Exterior features: Metal roof; Irrigation available; Manual sprinkler system; Paved road access; Located in a mobile home park

Interior

• Kitchen: Kitchen on main level; Breakfast bar; Pantry; Dishwasher; Disposal; Oven/Range (freestanding); Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Wall/window air conditioning units
• Interior features: Master bedroom on main level; Breakfast bar; Pantry
• Laundry & utility: Washer; Dryer; Electric water heater

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$154,560) 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/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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: Timberline High School (math 53% / reading 74%, grade B-, #14 of 169 statewide, top 8%, 1,398 students, 10% FRL) — zoned schools average 10% FRL vs 33% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 49% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Boise Independent District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.8%/yr); 328 active listings in the ZIP; high-income renter base; 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 $761 of loan paydown is wiped out by about $3k 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 + 4.8% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.22% ✓
• Cap rate: 19.09%
• Cash-on-cash: 45.70%
• DSCR: 3.03
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $154,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2164 Blue Spruce Ln #194	0.14mi	3/2.0	1,296 (-4%)	1mo	$229,999	$177	87
8287 S Blue Rim Lane #22 Ln	0.19mi	3/2.0	1,344 (0%)	6mo	$169,900	$126	86
8433 Blue Heaven Ln	0.02mi	3/2.0	1,404 (+4%)	10mo	$140,000	$100	84
8255 Blue Ridge Lane #6 Ln	0.20mi	3/2.0	1,368 (+2%)	10mo	$150,000	$110	80
8533 Blue Hill Lane #134 #134	0.06mi	3/2.0	1,493 (+11%)	6mo	$174,000	$117	74
8426 S Blue Heaven Ln	0.04mi	4/2.0 (+1)	1,440 (+7%)	9mo	$149,900	$104	74
1984 Blue Spruce Lane #170 Ln	0.06mi	3/2.0	1,512 (+12%)	9mo	$174,000	$115	69
8426 Blue Heaven #149 #149	0.04mi	4/2.0 (+1)	1,536 (+14%)	3mo	$144,200	$94	67
2119 E Blue Sage	0.15mi	3/2.0	1,152 (-14%)	2mo	$145,900	$127	67
2312 Blue Lake Lane #70 #70	0.25mi	3/2.0	1,493 (+11%)	4mo	$151,000	$101	66
8283 Blue Heaven	0.11mi	3/2.0	1,512 (+12%)	10mo	$165,000	$109	66
2309 Blue Sage Lane #96 Ln	0.24mi	3/2.0	1,492 (+11%)	10mo	$179,000	$120	62

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 · 4.78% rent growth · sell at horizon

5-year hold

• IRR: 44.9%
• Equity multiple: 2.99×
• Total profit: $61,386
• Equity at exit: $16,401

10-year hold

• IRR: 51.6%
• Equity multiple: 6.48×
• Total profit: $168,791
• Equity at exit: $9,511

Cash invested: $30,800 (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 83716

• Home prices YoY: -22.8%
• Rents YoY: 4.8%
• Active inventory: 328
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,447 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $1,173

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 47%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $110,000 Active 121 DOM
2. 2026-06-17
   days on market $110,000 Active 120 DOM
3. 2026-06-16
   days on market $110,000 Active 119 DOM
4. 2026-06-15
   price $110,000 Active 118 DOM
5. 2026-06-15
   days on market $99,800 Active 118 DOM
6. 2026-06-13
   days on market $99,800 Active 116 DOM
7. 2026-06-10
   days on market $99,800 Active 113 DOM
8. 2026-06-09
   days on market $99,800 Active 112 DOM
9. 2026-06-08
   days on market $99,800 Active 111 DOM
10. 2026-06-07
    days on market $99,800 Active 110 DOM
11. 2026-06-05
    days on market $99,800 Active 107 DOM
12. 2026-06-03
    days on market $99,800 Active 106 DOM
13. 2026-06-03
    days on market $99,800 Active 105 DOM
14. 2026-06-01
    days on market $99,800 Active 104 DOM
15. 2026-05-31
    days on market $99,800 Active 103 DOM
16. 2026-04-10
    price $99,800
17. 2026-03-06
    price $99,900
18. 2026-02-17
    listed $100,000 Active
19. 2024-08-15
    historical
20. 2024-06-29
    listed $110,000 Active
21. 2019-06-01
    historical
22. 2019-05-15
    price $49,000
23. 2019-03-26
    price $54,000
24. 2019-01-03
    price $57,000
25. 2018-12-12
    price $67,000
26. 2018-12-11
    status Active
27. 2018-10-20
    historical
28. 2018-08-17
    price $47,000
29. 2018-08-15
    listed $57,000 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: $29,366
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − Depreciation: −$3,200
• Taxable income: $13,106
• Est. tax owed @ 24.0%: −$3,145
• After-tax cash flow: $10,931/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: 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): 21,402
• Household income: $128,822
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 408.0

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% Asian 9% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 6% Portuguese 2% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 4% Chinese 2% Other Asian/Pacific 2%

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: ▼ -97.80%
• Current HPI: 332.0696
• Rent YoY: ▲ 4.78%
• 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

+75.1% since first listed

14 events — show timeline

• 2026-04-10 Price Changed $99,800 IMLS
• 2026-03-06 Price Changed $99,900 IMLS
• 2026-02-17 Listed $100,000 IMLS
• 2024-08-15 Listing Removed — IMLS
• 2024-06-29 Listed $110,000 IMLS
• 2019-06-01 Listing Removed — IMLS
• 2019-05-15 Price Changed $49,000 IMLS
• 2019-03-26 Price Changed $54,000 IMLS
• 2019-01-03 Price Changed $57,000 IMLS
• 2018-12-12 Price Changed $67,000 IMLS
• 2018-12-11 Relisted — IMLS
• 2018-10-20 Listing Removed — IMLS
• 2018-08-17 Price Changed $47,000 IMLS
• 2018-08-15 Listed $57,000 IMLS