5573 Fairfax Ln · Garden City, ID 83714-6047

$90,000

2 bd · 1.0 ba · 938 sqft · Manufactured · 111 Days on market

Built 1979 Est $63k · 43% over

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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
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this wonderfully updated home in a secure, gated manufactured/mobile home community, offering comfort, convenience, and peace of mind. Located just minutes from shopping, dining and everyday essentials this home is perfectly positioned for easy living. Inside, you’ll find numerous upgrades, including a brand, new furnace and air conditioner, modern fixtures and a stylishly renovated bathroom. The home features a bright, open layout with updated finishes that make it truly move-in ready. Community amenities include an inviting in ground pool, library, dog park and well-maintained common areas, and a welcoming neighborhood atmosphere — ideal for those seeking a relaxed, low-maintenance lifestyle.

Key facts

• Open-concept design
• Remodeled bathroom
• Community pool

Tags

• BRAND-NEW HVAC SYSTEM
• UPDATED LIGHTING AND FIXTURES
• REMODELED BATHROOM
• OPEN-CONCEPT DESIGN
• SPARKLING SWIMMING POOL
• MANICURED SHARED SPACES

Property features AI

Finance

• HOA & community: Over-55 community; Mobile home park community amenities

Exterior

• Utilities: City water service; Sewer connected; Cable available
• Home design: Mobile/manufactured home on a rented lot
• Construction: Built in 1979; Metal siding; Metal roof
• Exterior features: Metal fencing; Community in-ground pool; Located in a mobile home park and an over-55 community; Paved road access; Small lot

Interior

• Kitchen: Oven/Range (freestanding); Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning; Fireplace insert (1)
• Interior features: Master bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 2.5% in Garden 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 82/100 on livability (#11 in ID, #1,264 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, housing A; Watch: crime F.
• 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: Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL).
• Market conditions: 1 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $3k of equity ($622 loan paydown + $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.76% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.02%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $62,846
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5637 Fairfax Ln	0.03mi	2/1.0	924 (-2%)	1mo	$124,900	$135	95
7973 Manassas	0.10mi	2/1.0	924 (-2%)	9mo	$134,900	$146	85
7837 W Manassas	0.12mi	2/2.0	924 (-2%)	10mo	$50,000	$54	80
5262 N North Glen Ln #43	0.66mi	2/1.0	938 (0%)	0mo	$75,000	$80	69
7015 W Royal Glen Ln	0.57mi	2/1.5	972 (+4%)	1mo	$15,000	$15	64
6990 W Royal Glen Ln	0.58mi	2/1.0	938 (0%)	15mo	$44,900	$48	60
6955 Royal Glen Ln	0.60mi	3/2.0 (+1)	924 (-2%)	9mo	$67,500	$73	53
5432 N Glencrest Ln	0.65mi	2/1.0	938 (0%)	21mo	$30,000	$32	53
5285 N Glen	0.66mi	2/1.0	840 (-10%)	2mo	$49,900	$59	50
7008 Royal Glen Ln	0.57mi	2/2.0	840 (-10%)	20mo	$89,500	$107	35
6971 Garden Glen Ln	0.59mi	2/2.0	1,056 (+13%)	18mo	$69,500	$66	33
5504 Glencrest Ln	0.65mi	2/2.0	1,044 (+11%)	18mo	$69,900	$67	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 3.02×
• Total profit: $51,021
• Equity at exit: $40,468

10-year hold

• IRR: 36.0%
• Equity multiple: 5.98×
• Total profit: $125,400
• Equity at exit: $62,366

Cash invested: $25,200 (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 83714-6047

• Active inventory: 1
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,585 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $630

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 55%

Sensitivity live

Price	-10% $693	-5% $662	+0% $630	+5% $599	+10% $568
Rent	-10% $505	-5% $568	+0% $630	+5% $693	+10% $756
Rate	-1.0pp $676	-0.5pp $653	base $630	+0.5pp $607	+1.0pp $583

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7570 W State St Boise, ID	1.0–4.0	1.0–2.5	1236	$1,817	$1.47	4d	21	0.31mi
8255 W Limelight St Boise, ID	1.0	1.0	724	$1,545	$2.13	4d	3	0.32mi
6200 N River Pointe Ln Garden City, ID	1.0–3.0	1.0–2.0	1000	$2,416	$2.42	4d	8	0.70mi
5497 N Pierce Park Ln Boise, ID	2.0	1.5	880	$1,445	$1.64	4d	3	0.89mi
5497 N Pierce Park Ln Unit 79-202 Boise, ID	2.0	1.5	880	$1,395	$1.59	15d	1	0.89mi
5497 N Pierce Park Ln Unit 53-101 Boise, ID	2.0	1.5	880	$1,495	$1.70	15d	1	0.89mi
6589 W Lucky Ln Boise, ID	2.0	2.0	1025	$1,450	$1.41	20d	1	0.96mi
59515953 N Pierce Park Ln Unit 5951 Boise, ID	2.0	1.0	850	$1,450	$1.71	4d	1	0.99mi
6474 W Lucky Ln Unit 12202 Boise, ID	2.0	2.0	1100	$1,500	$1.36	24d	1	1.05mi
4807 N Fortune Ln Unit 201 Boise, ID	2.0	2.0	925	$1,245	$1.35	15d	1	1.06mi
6103 W State St Unit 6103-10 Garden City, ID	1.0	1.0	580	$1,150	$1.98	24d	1	1.42mi
6103 W State St Unit 6103-12 Boise, ID	2.0	1.0	825	$1,350	$1.64	24d	1	1.42mi
6043 W Port Pl Unit 104 Boise, ID	2.0	2.0	950	$1,345	$1.42	4d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $90,000 Active 111 DOM
2. 2026-06-17
   days on market $90,000 Active 110 DOM
3. 2026-06-16
   pricedays on market $90,000 Active 109 DOM
4. 2026-06-15
   days on market $98,000 Active 108 DOM
5. 2026-06-13
   days on market $98,000 Active 106 DOM
6. 2026-06-10
   days on market $98,000 Active 103 DOM
7. 2026-06-09
   days on market $98,000 Active 102 DOM
8. 2026-06-08
   days on market $98,000 Active 101 DOM
9. 2026-06-07
   days on market $98,000 Active 100 DOM
10. 2026-06-05
    days on market $98,000 Active 97 DOM
11. 2026-06-03
    pricedays on market $98,000 Active 96 DOM
12. 2026-06-03
    days on market $105,000 Active 95 DOM
13. 2026-06-01
    days on market $105,000 Active 94 DOM
14. 2026-05-31
    days on market $105,000 Active 93 DOM
15. 2026-03-28
    price $105,000
16. 2026-03-13
    price $110,000
17. 2025-06-23
    soldstatus Sold 726-char remark

    Show marketing remark (726 chars)

    Welcome to this wonderfully updated home in a secure, gated manufactured/mobile home community, offering comfort, convenience, and peace of mind. Located just minutes from shopping, dining and everyday essentials this home is perfectly positioned for easy living. Inside, you’ll find numerous upgrades, including a brand, new furnace and air conditioner, modern fixtures and a stylishly renovated bathroom. The home features a bright, open layout with updated finishes that make it truly move-in ready. Community amenities include an inviting in ground pool, library, dog park and well-maintained common areas, and a welcoming neighborhood atmosphere — ideal for those seeking a relaxed, low-maintenance lifestyle.

18. 2025-05-30
    status Pending 726-char remark

    Show marketing remark (726 chars)

    Welcome to this wonderfully updated home in a secure, gated manufactured/mobile home community, offering comfort, convenience, and peace of mind. Located just minutes from shopping, dining and everyday essentials this home is perfectly positioned for easy living. Inside, you’ll find numerous upgrades, including a brand, new furnace and air conditioner, modern fixtures and a stylishly renovated bathroom. The home features a bright, open layout with updated finishes that make it truly move-in ready. Community amenities include an inviting in ground pool, library, dog park and well-maintained common areas, and a welcoming neighborhood atmosphere — ideal for those seeking a relaxed, low-maintenance lifestyle.

19. 2025-05-23
    listed $125,000 Active 726-char remark

    Show marketing remark (726 chars)

    Welcome to this wonderfully updated home in a secure, gated manufactured/mobile home community, offering comfort, convenience, and peace of mind. Located just minutes from shopping, dining and everyday essentials this home is perfectly positioned for easy living. Inside, you’ll find numerous upgrades, including a brand, new furnace and air conditioner, modern fixtures and a stylishly renovated bathroom. The home features a bright, open layout with updated finishes that make it truly move-in ready. Community amenities include an inviting in ground pool, library, dog park and well-maintained common areas, and a welcoming neighborhood atmosphere — ideal for those seeking a relaxed, low-maintenance lifestyle.

20. 2025-02-27
    listed $115,000 Active
21. 2020-03-27
    soldstatus Sold
22. 2020-03-02
    status Pending
23. 2020-02-14
    listed $50,000 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: $19,024
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$2,618
• Taxable income: $6,521
• Est. tax owed @ 24.0%: −$1,565
• After-tax cash flow: $6,001/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 — Garden City

• Score: 82/100
• State rank: #11
• US rank: #1264

Category grades

Amenities A- Commute A+ Cost of living B Crime F Employment C Housing A Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden 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

+110.0% since first listed

9 events — show timeline

• 2026-03-28 Price Changed $105,000 IMLS
• 2026-03-13 Price Changed $110,000 IMLS
• 2025-06-23 Sold (MLS) — IMLS
• 2025-05-30 Pending — IMLS
• 2025-05-23 Listed $125,000 IMLS
• 2025-02-27 Listed $115,000 IMLS
• 2020-03-27 Sold (MLS) — IMLS
• 2020-03-02 Pending — IMLS
• 2020-02-14 Listed $50,000 IMLS