5117 W Marysville St · Meridian, ID 83646-7612

$424,000

3 bd · 3.0 ba · 1,532 sqft · SingleFamily public records · 22 Days on market

Built 2023 3,484 sqft lot Est $466k · 9% under $60/mo HOA · 2% of rent

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Why this score? — see what drove the D 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).

• ARV discount +11.5/15.0
• Cash flow +8.1/30.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Get $15K now thru 12/31 with the Festival of Homes bonus! Pop into the Boise 1460 in Meridian, Idaho and be amazed. Modern, open layout gives you a grand feeling without all the extra square footage. Extend your home to the outdoors patio while you entertain from the kitchen island. Hide-a-way on the second level in the generous primary suite complete with a walk-in closet and en suite bathroom. Keep cozy and save time for life's other joys. Photos are of actual home.

Key facts

• Private bath
• Walk-in closet
• Fenced front yard

Tags

• OPEN-CONCEPT LAYOUT
• FENCED FRONT YARD
• PRIVATE BATH
• WALK-IN CLOSET

Property features AI

Finance

• Other: Directions: From Black Cat or McMillan, N on Black Cat, W Daphne, W Elmstone, W Milano, N on Willowside Ave. Front entrance faces the common area.
• HOA & community: Homeowners association with annual fee of $725

Exterior

• Parking: Attached 2-car garage; Covered parking for 2; Alley access; Finished driveway
• Utilities: City water service; Sewer connected
• Home design: Single-family residence; Built in 2023; Front entrance faces the common area; Subdivision: Jump Creek; Zoning: R-15
• Construction: Frame construction with HardiPlank-type siding; Composition roof; Crawl space foundation; Builder: CBH
• Exterior features: Full vinyl fencing; Covered patio/deck; Corner lot; Irrigation and sprinkler systems (auto, full, manual, pressurized)

Interior

• Kitchen: Microwave; Freestanding oven/range; Garbage disposal; Water softener (owned)
• Bedrooms: 3 bedrooms — all located on the upper level
• Flooring: Laminate flooring
• Bathrooms: 3 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Walk-in closets; Breakfast bar; Pantry; Kitchen island; Laminate countertops
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $424k.

Deal economics

• At list price, monthly cash flow is $-419 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $350k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (36.2% below list).
• Recommended offer: $270k (36.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.1% in Meridian — 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 (#10 in ID, #1,176 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D+.
• Joint School District No. 2 (suburban): math 53% / reading 67% proficiency, ranked #11 of 92 in ID (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pleasant View Elementary (math 67% / reading 72%, grade A-, #23 of 357 statewide, top 8%, 616 students, 7% FRL); Owyhee High School (1,773 students, 9% FRL).
• Market conditions: 1 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $16k of equity ($3k loan paydown + $13k appreciation (3.0% local appreciation)).
• Ada County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.

Recommended offer $270,391 (36.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.64% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $465,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6076 W Snow Currant St	0.42mi	3/2.0	1,558 (+2%)	0mo	$477,736	$307	73
5330 W Los Flores St	0.25mi	4/2.0 (+1)	1,607 (+5%)	5mo	$465,000	$289	67
5923 W Snow Currant St	0.56mi	3/2.0	1,558 (+2%)	2mo	$479,000	$307	65
5977 W Snow Currant St	0.59mi	3/2.0	1,558 (+2%)	2mo	$494,000	$317	64
5493 W Los Flores St	0.32mi	4/2.0 (+1)	1,640 (+7%)	0mo	$479,900	$293	64
4725 N Mallorca Way	0.61mi	3/2.0	1,529 (-0%)	4mo	$434,900	$284	64
6030 W Pewter Point St	0.59mi	3/2.0	1,558 (+2%)	4mo	$469,000	$301	62
6091 W Pewter Point St	0.61mi	3/2.0	1,558 (+2%)	4mo	$474,000	$304	61
5825 W Daphne Dr	0.45mi	4/2.0 (+1)	1,631 (+6%)	1mo	$489,900	$300	58
6253 W Snow Currant St	0.75mi	3/2.0	1,558 (+2%)	0mo	$489,000	$314	58
6200 W Mattawa Dr	0.74mi	3/2.0	1,408 (-8%)	3mo	$410,000	$291	46
6102 W Doublerock Dr	0.62mi	4/2.0 (+1)	1,725 (+13%)	3mo	$530,000	$307	38

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: 3.5%
• Equity multiple: 1.20×
• Total profit: $24,180
• Equity at exit: $190,649

10-year hold

• IRR: 6.8%
• Equity multiple: 2.04×
• Total profit: $123,315
• Equity at exit: $293,812

Cash invested: $118,720 (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 83646-7612

• Active inventory: 1
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,704 high
• Mortgage (P&I): −$2,224
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$177
• HOA: −$60
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-419

Break-even live

Break-even rent $3,235

Max offer price $349,924

Occupancy floor —

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: $106,000
• Closing costs: $12,720
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5122 W Milano St Meridian, ID	3.0	2.5	1696	$2,350	$1.39	2d	1	0.04mi
5140 N Elmstone Ave Meridian, ID	4.0	2.5	2124	$2,745	$1.29	2d	1	0.15mi
5049 N Brock Ave Meridian, ID	3.0	2.0	1820	$2,495	$1.37	23d	1	0.25mi
4639 N Maplestone Ave Meridian, ID	3.0	2.0	2062	$2,400	$1.16	23d	1	0.31mi
4612 W Wapoot St Meridian, ID	4.0	2.0	2095	$2,600	$1.24	23d	1	0.37mi
4960 W Ladle Rapids Dr Meridian, ID	3.0	2.0	1694	$4,600	$2.72	23d	1	0.38mi
5760 W Los Flores Dr Meridian, ID	4.0	2.0	1600	$2,245	$1.40	23d	1	0.43mi
5810 W Riva Capri St Meridian, ID	4.0	2.5	2150	$3,200	$1.49	2d	1	0.43mi
5977 W Snow Currant St Meridian, ID	3.0	2.0	1558	$2,600	$1.67	23d	1	0.59mi
4363 W Sunny Cove St Meridian, ID	4.0	2.0	1860	$2,400	$1.29	11d	1	0.81mi
6580 N Crafted Ln Meridian, ID	1.0–3.0	1.0–2.5	1003	$2,740	$2.73	2d	12	0.97mi
6643 W Redwood Creek Dr Meridian, ID	3.0	2.0	1694	$2,350	$1.39	2d	1	1.08mi
4264 W Lovegood Ln Meridian, ID	3.0	2.5	2107	$2,995	$1.42	23d	1	1.13mi
6670 W Yoke St Meridian, ID	3.0	2.0	1903	$2,500	$1.31	23d	1	1.16mi
4289 N Glassford Ave Unit 1250678P Meridian, ID	4.0	2.0	2195	$5,366	$2.44	11d	1	1.16mi
3400 W Lost Rapids Dr Meridian, ID	1.0–3.0	1.0–2.5	1076	$2,413	$2.24	23d	3	1.25mi
7003 W Redwood Creek Dr Meridian, ID	4.0	2.0	2025	$2,650	$1.31	14d	1	1.27mi
4640 W Shirdale Ct Meridian, ID	3.0	2.0	1525	$2,200	$1.44	2d	1	1.30mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 20 events

1. 2026-06-18
   days on market $424,000 Active 22 DOM
2. 2026-06-17
   days on market $424,000 Active 21 DOM
3. 2026-06-16
   days on market $424,000 Active 20 DOM
4. 2026-06-15
   days on market $424,000 Active 19 DOM
5. 2026-06-13
   days on market $424,000 Active 17 DOM
6. 2026-06-10
   days on market $424,000 Active 14 DOM
7. 2026-06-09
   days on market $424,000 Active 13 DOM
8. 2026-06-08
   days on market $424,000 Active 12 DOM
9. 2026-06-07
   days on market $424,000 Active 11 DOM
10. 2026-06-03
    days on market $424,000 Active 7 DOM
11. 2026-06-03
    days on market $424,000 Active 6 DOM
12. 2026-06-01
    days on market $424,000 Active 5 DOM
13. 2026-05-31
    days on market $424,000 Active 4 DOM
14. 2026-05-27
    listed $424,000 Active
15. 2024-01-30
    soldstatus Sold 472-char remark

    Show marketing remark (472 chars)

    Get $15K now thru 12/31 with the Festival of Homes bonus! Pop into the Boise 1460 in Meridian, Idaho and be amazed. Modern, open layout gives you a grand feeling without all the extra square footage. Extend your home to the outdoors patio while you entertain from the kitchen island. Hide-a-way on the second level in the generous primary suite complete with a walk-in closet and en suite bathroom. Keep cozy and save time for life's other joys. Photos are of actual home.

16. 2024-01-30
    soldstatus

    Show marketing remark (472 chars)

    Get $15K now thru 12/31 with the Festival of Homes bonus! Pop into the Boise 1460 in Meridian, Idaho and be amazed. Modern, open layout gives you a grand feeling without all the extra square footage. Extend your home to the outdoors patio while you entertain from the kitchen island. Hide-a-way on the second level in the generous primary suite complete with a walk-in closet and en suite bathroom. Keep cozy and save time for life's other joys. Photos are of actual home.

17. 2024-01-04
    status Pending 472-char remark

    Show marketing remark (472 chars)

    Get $15K now thru 12/31 with the Festival of Homes bonus! Pop into the Boise 1460 in Meridian, Idaho and be amazed. Modern, open layout gives you a grand feeling without all the extra square footage. Extend your home to the outdoors patio while you entertain from the kitchen island. Hide-a-way on the second level in the generous primary suite complete with a walk-in closet and en suite bathroom. Keep cozy and save time for life's other joys. Photos are of actual home.

18. 2023-11-09
    price $385,990 472-char remark

    Show marketing remark (472 chars)

    Get $15K now thru 12/31 with the Festival of Homes bonus! Pop into the Boise 1460 in Meridian, Idaho and be amazed. Modern, open layout gives you a grand feeling without all the extra square footage. Extend your home to the outdoors patio while you entertain from the kitchen island. Hide-a-way on the second level in the generous primary suite complete with a walk-in closet and en suite bathroom. Keep cozy and save time for life's other joys. Photos are of actual home.

19. 2023-10-23
    price $397,990 472-char remark

    Show marketing remark (472 chars)

    Get $15K now thru 12/31 with the Festival of Homes bonus! Pop into the Boise 1460 in Meridian, Idaho and be amazed. Modern, open layout gives you a grand feeling without all the extra square footage. Extend your home to the outdoors patio while you entertain from the kitchen island. Hide-a-way on the second level in the generous primary suite complete with a walk-in closet and en suite bathroom. Keep cozy and save time for life's other joys. Photos are of actual home.

20. 2023-09-29
    listed $412,990 Active 472-char remark

    Show marketing remark (472 chars)

    Get $15K now thru 12/31 with the Festival of Homes bonus! Pop into the Boise 1460 in Meridian, Idaho and be amazed. Modern, open layout gives you a grand feeling without all the extra square footage. Extend your home to the outdoors patio while you entertain from the kitchen island. Hide-a-way on the second level in the generous primary suite complete with a walk-in closet and en suite bathroom. Keep cozy and save time for life's other joys. Photos are of actual home.

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

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $1,143 · $95/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$1,783/yr (+$149/mo · 156.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,447
• − Mortgage interest: −$23,751
• − Property taxes: −$1,143
• − Insurance: −$2,120
• − Repairs & maintenance: −$2,596
• − Management: −$2,596
• − HOA: −$720
• − Depreciation: −$12,335
• Taxable loss: −$12,813
• Est. tax savings @ 24.0%: +$3,075
• After-tax cash flow: $-1,957/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: Joint School District No. 2
• NCES district ID: 1602100
• Math proficiency: 53% ▼ -6.00%
• Reading proficiency: 67% ▼ -1.00%
• Median HH income: $64,573
• Composite: 52.42/100
• National rank: #1576
• State rank: #11 of 92 in ID

Livability — Meridian

• Score: 82/100
• State rank: #10
• US rank: #1176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meridian, 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

+2.7% since first listed

7 events — show timeline

• 2026-05-27 Listed $424,000 IMLS
• 2024-01-30 Sold (Public Records) — Public Records
• 2024-01-30 Sold (MLS) — IMLS
• 2024-01-04 Pending — IMLS
• 2023-11-09 Price Changed $385,990 IMLS
• 2023-10-23 Price Changed $397,990 IMLS
• 2023-09-29 Listed $412,990 IMLS

Property tax history

+9.4%/yr

Latest (2025): $1,143 · +9.4% YoY. Source: county tax records.