461 W Greenleaf St · Boise City, ID 83713

$39,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 23 Days on market

Built 1981 Average condition Est $75k · 47% under $1040/mo HOA · 61% of rent

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Rent growth +3.5/5.0
• Condition / age +2.8/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained mobile home offering comfort, flexibility, and room to make it your own. All fresh exterior paint with some fresh interior paint to match, this home is move-in ready while leaving plenty of room to add your personal touch. Situated on a large lot, you'll enjoy outdoor space that's hard to come by in a mobile home at this price point. A rare covered patio perfect for relaxing and staying cool on a summer day, while TWO spacious storage sheds (10'x10' & 10'x9') provide excellent space for tools, hobbies, or extra storage. Priced to sell - the seller is motivated and offering this great opportunity for a buyer seeking value, space, and potential.

Key facts

• 2 parking spots
• Built 1981
• Listed 23 days

Property features AI

Finance

• Other: Small lot (approximately 5,999 sq ft) — within the mobile home park
• HOA & community: Monthly association fee ($1,040)

Exterior

• Parking: Two covered parking spaces; Two-car carport
• Utilities: Community water service; Sewer connected; Paved road access
• Home design: Mobile/manufactured home on a rented lot; Built in 1981
• Construction: Year built 1981
• Exterior features: Covered patio/deck; Storage shed; Located in a mobile home park

Interior

• Kitchen: Kitchen on main level (~11 x 9); Built-in oven/range; Refrigerator; Garbage disposal
• Bedrooms: Three bedrooms, all on the main level (primary ~12 x 12; Bedroom 2 ~12 x 12; Bedroom 3 ~12 x 11)
• Flooring: Carpet; Laminate
• Bathrooms: Two bathrooms
• Heating & cooling: No central heating listed; Ductless / mini-split cooling
• Interior features: Main-level primary bedroom; Great room; Solid surface countertops
• Laundry & utility: Washer and dryer present; Utility room on main level (~9 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $41 ($492/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• 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 C — 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.
• Market conditions: Rents rising fast (+4.0%/yr); 135 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $276 of loan paydown is wiped out by about $1k 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 + 4.0% rent growth), your $11k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 61% of rent.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 4.30% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $74,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10369 W Florence Ln	0.17mi	3/2.0	1,064 (+1%)	3mo	$75,000	$70	88
315 Driftwood Rd	0.25mi	2/2.0 (-1)	1,056 (0%)	7mo	$115,000	$109	78
137 Rainbow Dr	0.09mi	3/2.0	1,152 (+9%)	5mo	$137,000	$119	77
145 N Rainbow Dr	0.08mi	2/1.0 (-1)	968 (-8%)	5mo	$78,500	$81	70
376 Bonanza St	0.21mi	3/1.5	935 (-12%)	6mo	$49,900	$53	64
425 Mesquite	0.35mi	3/2.0	924 (-12%)	0mo	$54,990	$60	63
238 N Checola Cir	0.19mi	2/2.0 (-1)	1,200 (+14%)	1mo	$85,000	$71	63
505 Greenleaf	0.47mi	3/2.0	980 (-7%)	6mo	$85,000	$87	61
621 Timathy St	0.54mi	3/2.0	1,152 (+9%)	3mo	$74,990	$65	57
618 Empress St	0.49mi	2/2.0 (-1)	975 (-8%)	4mo	$74,700	$77	56
540 Meadowland Cir	0.39mi	2/2.0 (-1)	924 (-12%)	1mo	$46,500	$50	55
558 Silver City Dr	0.43mi	2/2.0 (-1)	924 (-12%)	2mo	$39,900	$43	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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.87×
• Total profit: $-1,428
• Equity at exit: $5,949

10-year hold

• IRR: 11.3%
• Equity multiple: 2.09×
• Total profit: $12,202
• Equity at exit: $3,450

Cash invested: $11,172 (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

• Home prices YoY: -26.5%
• Rents YoY: 4.0%
• Active inventory: 135
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$1,040
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $41

Break-even live

Break-even rent $1,665

Max offer price $39,900

Occupancy floor 93%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	11d	1	0.30mi
9993 W Rosecroft Ct #101 Boise, ID	2.0	2.5	1136	$1,575	$1.39	3d	1	0.42mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	14d	1	0.51mi
9846 W Rosecroft Ct #102 Boise, ID	2.0	2.5	1236	$1,545	$1.25	3d	1	0.51mi
11239 W Gabrielle Dr Boise, ID	2.0	2.5	1128	$1,645	$1.46	23d	1	0.55mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	23d	1	0.56mi
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	3d	4	0.66mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	3d	5	0.86mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$2,333	$2.46	3d	14	1.03mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	21d	1	1.22mi
8443 W Rifleman St Unit 8443 Boise, ID	2.0	1.0	846	$1,900	$2.25	3d	1	1.29mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	14d	1	1.31mi
9056 W Sigmont Ln Unit 201 Boise, ID	2.0	2.0	900	$1,300	$1.44	14d	1	1.33mi
10887 W Ustick Rd Boise, ID	2.0–3.0	1.0–2.0	874	$1,605	$1.84	3d	3	1.35mi
10811 W Ustick Rd Boise, ID	2.0	1.0	794	$1,345	$1.69	21d	1	1.37mi
10222 W Ustick Rd Boise, ID	2.0	2.0	1010	$1,575	$1.56	23d	1	1.40mi
10042 W Smoke Ranch Dr Boise, ID	3.0	2.5	1478	$2,050	$1.39	23d	1	1.48mi
2663 N Fastwater Ave Boise, ID	3.0	2.0	1204	$1,795	$1.49	14d	1	1.48mi
8834 W Pine Valley Ln Unit 1 Boise, ID	3.0	2.5	1427	$1,925	$1.35	11d	1	1.49mi

HOA detail

• Monthly dues: $1,040 · $12,480/yr

Listing history 3 events

1. 2026-05-05
   status Active
2. 2026-04-30
   status Pending
3. 2026-04-24
   listed $39,900 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: $20,608
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − HOA: −$12,480
• − Depreciation: −$1,161
• Taxable income: $637
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $339/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 · 12 photos

Average 55/100 Cosmetic rehab

This mobile home is move-in ready with some cosmetic updates needed to improve its curb appeal and interior aesthetics.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor exterior paint — worn but not peeling

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both replace exterior paint — new paint would improve the home's curb appeal and increase its value
• Both update bathroom fixtures — modernizing the bathrooms would appeal to both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior paint · worn but not peeling	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both replace exterior paint — new paint would improve the home's curb appeal and increase its value ↑
• Both update bathroom fixtures — modernizing the bathrooms would appeal to 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): 31,549
• Household income: $91,295
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 805.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 10% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -122.31%
• Current HPI: 338.9271
• Rent YoY: ▲ 4.01%
• 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

3 events — show timeline

• 2026-05-05 Relisted — IMLS
• 2026-04-30 Pending — IMLS
• 2026-04-24 Listed $39,900 IMLS