1386 N Arrow Ln · Boise City, ID 83704-9649

$120,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 35 Days on market

Built 2021 Good condition Est $130k · 8% 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 +11.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

Beautifully maintained newer manufactured home located in a desirable community with an unbeatable location! Just minutes from shopping, dining, bus stops, and medical facilities. This home offers both convenience and comfort. The thoughtfully designed split bedroom floor plan provides privacy, while the open concept living area creates a spacious and welcoming atmosphere. Large windows fill the home with natural light, making it feel warm and inviting throughout. Enjoy additional storage with a nice outdoor shed and take advantage of the community amenities, including a pool, playground, and clubhouse. Pride of ownership shows in this very well cared for home.

Key facts

• Built 2021
• Listed 35 days

Property features AI

Exterior

• Parking: Finished driveway
• Utilities: City water service; Sewer connected
• Home design: Manufactured home on a rented lot
• Construction: Built in 2021; Composition roof
• Exterior features: Covered patio/deck; Storage shed; Paved road access; Small lot; Bus service on city route

Interior

• Kitchen: Kitchen on the main level (approx. 12 x 9); Dishwasher; Microwave; Disposal; Laminate counters; Breakfast bar
• Bedrooms: 3 bedrooms — all on the main level; Primary bedroom approximately 16 x 12; Second bedroom approximately 11 x 11; Third bedroom approximately 13 x 11
• Flooring: Vinyl flooring
• Bathrooms: 2 bathrooms; Bathroom in primary bedroom
• Heating & cooling: Electric forced-air heating; Central air conditioning; Electric water heater
• Interior features: Primary bedroom on the main level with an en-suite bath; Split bedroom floorplan; Breakfast bar; Laminate counters
• Laundry & utility: Washer and dryer included; Utility room on the main level (approx. 8 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $4k of equity ($830 loan paydown + $4k 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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: 1.38% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.04%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $130,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1386 N Arrow Ln	0.00mi	3/2.0	1,152 (0%)	0mo	$120,000	$104	100
1096 Sable Ln	0.17mi	3/2.0	1,152 (0%)	6mo	$119,900	$104	87
1067 N Elk Ln	0.17mi	3/2.0	1,152 (0%)	7mo	$130,000	$113	86
1092 N Fawn Ln	0.16mi	3/2.0	1,119 (-3%)	2mo	$135,000	$121	86
1309 N Oakwood Ln	0.03mi	3/2.0	1,152 (0%)	23mo	$160,000	$139	80
1385 N Oakwood Ln	0.05mi	3/2.0	1,152 (0%)	23mo	$129,990	$113	78
9307 W Florence St	0.36mi	3/2.0	1,152 (0%)	10mo	$269,900	$234	75
1328 N Arrow Ln	0.02mi	3/2.0	1,001 (-13%)	8mo	$85,000	$85	71
1351 N Oakwood Ln	0.03mi	4/2.0 (+1)	1,296 (+12%)	9mo	$85,000	$66	66
1011 N Fawn Ln	0.21mi	3/2.0	990 (-14%)	8mo	$99,500	$101	61
2300 N Iris Ln	0.71mi	3/2.0	1,152 (0%)	8mo	$139,000	$121	60
1221 N Arrow Ln #106	0.07mi	2/2.0 (-1)	980 (-15%)	22mo	$88,500	$90	48

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: 23.5%
• Equity multiple: 2.34×
• Total profit: $44,865
• Equity at exit: $53,957

10-year hold

• IRR: 24.4%
• Equity multiple: 4.49×
• Total profit: $117,186
• Equity at exit: $83,154

Cash invested: $33,600 (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 83704-9649

• Active inventory: 1
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $477

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 66%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$2,333	$2.46	2d	14	0.20mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	3d	5	0.26mi
8443 W Rifleman St Unit 8443 Boise, ID	2.0	1.0	846	$1,900	$2.25	3d	1	0.36mi
9846 W Rosecroft Ct #102 Boise, ID	2.0	2.5	1236	$1,545	$1.25	3d	1	0.70mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	21d	1	0.73mi
9993 W Rosecroft Ct #101 Boise, ID	2.0	2.5	1136	$1,575	$1.39	3d	1	0.78mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	14d	1	0.79mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	14d	1	0.88mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	23d	1	0.89mi
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	11d	1	0.89mi
9113 W Ustick Rd Unit 102 Boise, ID	2.0	2.0	1000	$1,525	$1.52	23d	1	1.14mi
9131 W Ustick Rd Unit 104 Boise, ID	2.0	2.0	1000	$1,595	$1.59	11d	1	1.17mi
9056 W Sigmont Ln Unit 201 Boise, ID	2.0	2.0	900	$1,300	$1.44	14d	1	1.18mi
7521 W Tottenham Ln Apt 202 Boise, ID	3.0	2.0	1113	$1,595	$1.43	23d	1	1.23mi
8834 W Pine Valley Ln Unit 1 Boise, ID	3.0	2.5	1427	$1,925	$1.35	11d	1	1.25mi
1452 N Allumbaugh St Boise, ID	2.0	2.5	1100	$1,525	$1.39	11d	1	1.25mi
8786 W Pine Valley Ln Unit 1 Boise, ID	3.0	2.5	1340	$1,975	$1.47	18d	1	1.26mi
6739 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.28mi
950 N Allumbaugh St Boise, ID	2.0	1.0	902	$1,505	$1.67	2d	2	1.29mi
6724 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	11d	1	1.29mi
657 White Cloud Dr Boise, ID	2.0	1.0	950	$1,345	$1.42	3d	1	1.30mi
6677 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.31mi
697 White Cloud Dr Boise, ID	2.0	1.0	921	$1,450	$1.57	23d	1	1.32mi
6660 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.33mi
1407 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	3d	1	1.34mi
6641 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.34mi
6652 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.36mi
1406 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	3d	1	1.36mi
6758 W Clinton Ln Boise, ID	2.0	1.0	900	$1,345	$1.49	23d	1	1.37mi
1411 N Liberty St Boise, ID	2.0–4.0	1.5–2.0	1630	$1,620	$0.99	23d	1	1.45mi
1105 N Liberty St Boise, ID	1.0–2.0	1.0	727	$1,949	$2.68	14d	4	1.48mi

Listing history 1 events

1. 2026-04-19
   listed $120,000 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: $19,843
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$3,491
• Taxable income: $4,056
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $4,751/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

Good 80/100 Cosmetic rehab

This well-maintained manufactured home is in good condition with no major repairs needed. It offers a good return on investment with updates that can increase its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Painting the exterior siding can improve the home's curb appeal and increase its value.
• Both Clean gutters — Cleaning gutters can improve the home's appearance and prevent water damage to the siding and foundation.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Painting the exterior siding can improve the home's curb appeal and increase its value. ↑
• Both Clean gutters — Cleaning gutters can improve the home's appearance and prevent water damage to the siding and foundation. ↑

ⓘ 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

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

1 event — show timeline

• 2026-04-19 Listed $120,000 IMLS