8417 W Fairview Ave #4 · Boise City, ID 83704

$75,000

3 bd · 1.0 ba · 924 sqft · Manufactured · 340 Days on market

Built 1982 Est $79k · at est. ↓ 24% since listing

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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
• ARV discount +9.5/15.0
• 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 this beautifully updated 14x66 Skyline home, built in 1982 and completely renovated to feel brand new! This 3-bedroom, 1-bath gem combines modern finishes with affordable living in a convenient West Boise location. Step inside to find fresh paint, new flooring throughout, and a bright, open layout. The stylish kitchen features updated cabinets, countertops, and stainless steel appliances. Owner carry option available.

Key facts

• Updated mobile home
• Heart of west boise
• Built 1982

Tags

• UPDATED MOBILE HOME
• HEART OF WEST BOISE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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 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: Rents rising (+1.9%/yr); 193 active listings in the ZIP; 30 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 $519 of loan paydown is wiped out by about $2k 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 + 1.9% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 340 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 340 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.24% ✓
• Cap rate: 19.20%
• Cash-on-cash: 46.10%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $78,540
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8417 W Fairview Ave #4	0.00mi	3/1.0	924 (0%)	1mo	$75,000	$81	99
8429 W Irving Ln	0.27mi	2/1.0 (-1)	938 (+2%)	0mo	$55,000	$59	80
1250 N Sable	0.16mi	2/2.0 (-1)	924 (0%)	10mo	$90,000	$97	75
1328 N Arrow Ln	0.20mi	3/2.0	1,001 (+8%)	8mo	$85,000	$85	67
1011 N Fawn Ln	0.34mi	3/2.0	990 (+7%)	8mo	$99,500	$101	62
1083 N Fox Ln	0.24mi	2/1.0 (-1)	882 (-4%)	24mo	$55,000	$62	57
1221 N Arrow Ln #106	0.25mi	2/2.0 (-1)	980 (+6%)	22mo	$88,500	$90	51

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: 42.1%
• Equity multiple: 2.79×
• Total profit: $37,495
• Equity at exit: $11,183

10-year hold

• IRR: 47.8%
• Equity multiple: 5.37×
• Total profit: $91,864
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $807

Break-even live

Break-even rent $656

Max offer price $75,000

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	3d	14	0.38mi
8443 W Rifleman St Unit 8443 Boise, ID	2.0	1.0	846	$1,900	$2.25	3d	1	0.38mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	3d	5	0.47mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	21d	1	0.77mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	14d	1	0.80mi
1452 N Allumbaugh St Boise, ID	2.0	2.5	1100	$1,525	$1.39	11d	1	1.05mi
7521 W Tottenham Ln Apt 202 Boise, ID	3.0	2.0	1113	$1,595	$1.43	23d	1	1.06mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	23d	1	1.06mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	14d	1	1.07mi
6739 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.08mi
6724 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	11d	1	1.10mi
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	11d	1	1.10mi
6677 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.11mi
950 N Allumbaugh St Boise, ID	2.0	1.0	902	$1,505	$1.67	2d	2	1.11mi
6660 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.13mi
9113 W Ustick Rd Unit 102 Boise, ID	2.0	2.0	1000	$1,525	$1.52	23d	1	1.13mi
1407 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	3d	1	1.13mi
6641 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.14mi
6652 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.16mi
1406 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	3d	1	1.16mi
9131 W Ustick Rd Unit 104 Boise, ID	2.0	2.0	1000	$1,595	$1.59	11d	1	1.17mi
6758 W Clinton Ln Boise, ID	2.0	1.0	900	$1,345	$1.49	23d	1	1.22mi
1411 N Liberty St Boise, ID	2.0–4.0	1.5–2.0	1630	$1,620	$0.99	23d	1	1.25mi
9056 W Sigmont Ln Unit 201 Boise, ID	2.0	2.0	900	$1,300	$1.44	14d	1	1.29mi
1105 N Liberty St Boise, ID	1.0–2.0	1.0	727	$1,949	$2.68	14d	4	1.29mi
6315 W Chet Ln Boise, ID	2.0	2.5	1050	$1,750	$1.67	14d	1	1.34mi
657 White Cloud Dr Boise, ID	2.0	1.0	950	$1,345	$1.42	3d	1	1.34mi
6315 W Chet Ln Unit 6307 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	23d	1	1.35mi
6315 W Chet Ln Unit 6315 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	3d	1	1.35mi
697 White Cloud Dr Boise, ID	2.0	1.0	921	$1,450	$1.57	23d	1	1.35mi

Listing history 6 events

1. 2026-04-27
   status Pending
2. 2025-12-01
   price $75,000
3. 2025-11-07
   price $79,999
4. 2025-07-17
   price $89,900
5. 2025-06-05
   price $94,900
6. 2025-05-22
   listed $99,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,126
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$2,182
• Taxable income: $9,023
• Est. tax owed @ 24.0%: −$2,166
• After-tax cash flow: $7,514/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

-24.2% since first listed

6 events — show timeline

• 2026-04-27 Pending — IMLS
• 2025-12-01 Price Changed $75,000 IMLS
• 2025-11-07 Price Changed $79,999 IMLS
• 2025-07-17 Price Changed $89,900 IMLS
• 2025-06-05 Price Changed $94,900 IMLS
• 2025-05-22 Listed $99,000 IMLS