9644 W Woodland Ln · Boise City, ID 83704

$142,500

3 bd · 2.0 ba · 1,232 sqft · Manufactured · 56 Days on market

Built 1999 Est $148k · at est.

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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 +25.9/30.0
• ARV discount +9.1/15.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• Schools +4.2/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy living in a quiet and welcoming 55+ community of Home Acres. This light-filled, newly updated home offers a fresh, clean feel throughout, Some of the lowest lot rent in the Valley at $500/mo (subject to change). Ideally situated near a full range of shopping, healthcare, and everyday essentials, this home supports a simple, low-maintenance lifestyle with everything you need just minutes away. Low lot rent enhances overall affordability, making this an exceptional opportunity for comfortable, stress-free living.

Key facts

• Garage
• Built 1999
• Listed 56 days

Property features AI

Finance

• Other: Homeowner tax exemption noted
• HOA & community: Over-55 community; Located in a mobile home park

Exterior

• Parking: Attached garage; Carport (1 space); Covered parking; Finished driveway
• Utilities: City water service; Sewer connected; Broadband internet available
• Home design: Manufactured/mobile home on a rented lot
• Construction: HardiPlank-type siding; Built in 1999
• Exterior features: Composition roof; Garden; Cul-de-sac lot; Manual sprinkler system; Located in a mobile home park within an over-55 community

Interior

• Kitchen: Dishwasher; Disposal; Freestanding oven/range; Refrigerator; Kitchen island; Laminate counters
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl sheet
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Primary bedroom with private bath; Guest room; Split bedroom floorplan; Family room; Double vanity in bath; Walk-in closet(s); Kitchen island; Laminate countertops
• Laundry & utility: Utility room on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $142k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $138k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• 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: Rents rising (+1.9%/yr); 193 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $985 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $17k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $138,225 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.18% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $147,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10014 Dewitt Ln	0.17mi	3/2.0	1,248 (+1%)	5mo	$149,900	$120	86
9659 W Woodland Ln	0.02mi	3/2.0	1,296 (+5%)	20mo	$182,900	$141	74
9390 W Ustick Rd Trlr 26	0.37mi	3/2.0	1,344 (+9%)	2mo	$189,000	$141	66
2300 N Iris Ln	0.48mi	3/2.0	1,152 (-6%)	8mo	$139,000	$121	61
2876 N Mitchell St	0.08mi	2/2.0 (-1)	1,100 (-11%)	16mo	$299,000	$272	60
2345 Iris Ln	0.39mi	3/2.0	1,288 (+4%)	20mo	$150,000	$116	58
10614 W Macaw Ln	0.63mi	3/2.0	1,140 (-8%)	1mo	$110,000	$96	58
9390 Ustick #28	0.41mi	2/2.0 (-1)	1,152 (-6%)	16mo	$115,900	$101	52
10734 W Ardyce Ln #9	0.68mi	3/2.0	1,168 (-5%)	16mo	$59,500	$51	46
10701 W Java Dr	0.70mi	2/2.0 (-1)	1,152 (-6%)	9mo	$239,000	$207	44
10717 W Ardyce Ln #25	0.64mi	2/2.0 (-1)	1,402 (+14%)	11mo	$65,000	$46	33
10612 W Abram Ln, Sp #68	0.67mi	2/2.0 (-1)	1,368 (+11%)	16mo	$78,000	$57	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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,599
• Equity at exit: $21,247

10-year hold

• IRR: 6.8%
• Equity multiple: 1.49×
• Total profit: $19,375
• Equity at exit: $12,321

Cash invested: $39,900 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$747
• Tax est. 1.5%: −$178 /mo · $2,138/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $349

Break-even live

Break-even rent $1,247

Max offer price $142,500

Occupancy floor 74%

Sensitivity live

Price	-10% $448	-5% $398	+0% $349	+5% $300	+10% $251
Rent	-10% $216	-5% $282	+0% $349	+5% $416	+10% $482
Rate	-1.0pp $421	-0.5pp $385	base $349	+0.5pp $312	+1.0pp $275

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9131 W Ustick Rd Unit 104 Boise, ID	2.0	2.0	1000	$1,595	$1.59	12d	1	0.39mi
9113 W Ustick Rd Unit 102 Boise, ID	2.0	2.0	1000	$1,525	$1.52	24d	1	0.39mi
10222 W Ustick Rd Boise, ID	2.0	2.0	1010	$1,575	$1.56	24d	1	0.42mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	15d	1	0.44mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	22d	1	0.44mi
3909 N Patricia Ln Unit 1547101P Boise, ID	2.0	1.0	818	$4,200	$5.13	3d	1	0.69mi
3911 N Patricia Ln Unit 1547109P Boise, ID	2.0	1.0	818	$4,431	$5.42	3d	1	0.70mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	24d	1	0.72mi
10811 W Ustick Rd Boise, ID	2.0	1.0	794	$1,345	$1.69	22d	1	0.75mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	15d	1	0.77mi
10887 W Ustick Rd Boise, ID	2.0–3.0	1.0–2.0	874	$1,605	$1.84	3d	3	0.77mi
9846 W Rosecroft Ct #102 Boise, ID	2.0	2.5	1236	$1,545	$1.25	4d	1	0.87mi
3325 N Covered Wagon Way Boise, ID	3.0	2.0	1200	$2,050	$1.71	24d	1	0.89mi
9993 W Rosecroft Ct #101 Boise, ID	2.0	2.5	1136	$1,575	$1.39	4d	1	0.93mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	4d	5	1.09mi
10764 W Goldenrod Ave Boise, ID	3.0	2.0	1220	$1,895	$1.55	19d	1	1.17mi
4107 N Vera St Boise, ID	4.0	2.0	1344	$1,895	$1.41	24d	1	1.19mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$2,333	$2.46	3d	14	1.27mi
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	12d	1	1.31mi
4418 N Oxbow Pl Boise, ID	3.0	2.0	1120	$2,095	$1.87	15d	1	1.32mi
7521 W Tottenham Ln Apt 202 Boise, ID	3.0	2.0	1113	$1,595	$1.43	24d	1	1.32mi
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	3d	4	1.33mi
11239 W Gabrielle Dr Boise, ID	2.0	2.5	1128	$1,645	$1.46	24d	1	1.35mi
11703 W Ginger Creek Dr Boise, ID	3.0	2.0	1366	$2,000	$1.46	3d	1	1.41mi
8443 W Rifleman St Unit 8443 Boise, ID	2.0	1.0	846	$1,900	$2.25	4d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $142,500 Active 56 DOM
2. 2026-06-17
   days on market $142,500 Active 55 DOM
3. 2026-06-16
   days on market $142,500 Active 54 DOM
4. 2026-06-15
   days on market $142,500 Active 53 DOM
5. 2026-06-13
   days on market $142,500 Active 51 DOM
6. 2026-06-10
   days on market $142,500 Active 48 DOM
7. 2026-06-09
   days on market $142,500 Active 47 DOM
8. 2026-06-08
   days on market $142,500 Active 46 DOM
9. 2026-06-08
   price $142,500 Active 45 DOM
10. 2026-06-07
    days on market $149,900 Active 45 DOM
11. 2026-06-05
    days on market $149,900 Active 42 DOM
12. 2026-06-03
    days on market $149,900 Active 41 DOM
13. 2026-06-03
    days on market $149,900 Active 40 DOM
14. 2026-06-01
    days on market $149,900 Active 39 DOM
15. 2026-05-31
    days on market $149,900 Active 38 DOM
16. 2026-05-07
    price $149,900
17. 2026-04-23
    listed $159,900 Active
18. 2010-01-06
    listed $27,900
19. 2009-08-26
    listed $33,500

ⓘ 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: $20,261
• − Mortgage interest: −$7,982
• − Property taxes: −$2,138
• − Insurance: −$712
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$4,145
• Taxable income: $2,042
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $3,699/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): 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

+347.5% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $149,900 IMLS
• 2026-04-23 Listed $159,900 IMLS
• 2010-01-06 Listed $27,900 IMLS
• 2009-08-26 Listed $33,500 IMLS