2710 N Pilgrim Ln · Boise City, ID 83704-9419

$85,000

2 bd · 1.0 ba · 746 sqft · Manufactured · 9 Days on market

Built 2018 Est $68k · 25% 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
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

3 months of lot rent paid by seller! Welcome to this well maintained home located in a desirable 55+ community in Boise. This inviting property offers comfortable living with a functional layout and thoughtful features throughout. Enjoy the convenience of a covered carport along with a detached shed, providing extra storage and workspace. The community offers a peaceful setting while still being close to shopping, dining, medical facilities, and everyday conveniences. A great opportunity for low maintenance living in an established neighborhood.

Key facts

• Covered carport
• Detached shed
• Garage

Tags

• COVERED CARPORT
• DETACHED SHED
• LOW MAINTENANCE LIVING
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Subdivision: Granger Sub; MLS area: Boise West
• HOA & community: Located in an over-55 community / senior community; Situated in a mobile home park with rented lots

Exterior

• Parking: Attached garage; Carport (1 covered space); RV access/parking
• Utilities: City water service; Sewer connected; Cable connected; Broadband internet available
• Home design: Mobile/manufactured home (rented lot); Built in 2018; Manufacturer/Builder: Fleetwood
• Construction: Composition roof; Built in 2018; Manufacturer: Fleetwood
• Exterior features: Composition roof; Bus service on city route; Located in a mobile home park and an over-55 community; Current use: single-family residence in a rented-lot community

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Freestanding oven/range; Breakfast bar
• Bedrooms: 2 bedrooms on the main level (Master: approx. 13 x 10; Bedroom 2: approx. 10 x 10)
• Bathrooms: 1 bathroom (includes bath in master bedroom)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Main-level master bedroom with private bath; Breakfast bar
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.7% 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.
• 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: Centennial High School (math 53% / reading 76%, grade B-, #10 of 169 statewide, top 7%, 1,931 students, 22% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($588 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $30k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $85,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.55% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.72%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $67,886
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2960 N Linda Vista Ln Trlr 15 Ln	0.27mi	2/1.0	800 (+7%)	24mo	$52,000	$65	55
10606 W Macaw Ln #30	0.50mi	2/2.0	710 (-5%)	13mo	$67,000	$94	54
10661 W Abram Ln	0.63mi	2/1.0	768 (+3%)	23mo	$70,000	$91	46
10630 W Macaw Ln	0.55mi	2/1.0	840 (+13%)	10mo	$11,000	$13	45
10866 W Palm Dr	0.65mi	3/1.0 (+1)	840 (+13%)	3mo	$204,900	$244	41
3621 N Patricia Ln	0.64mi	2/1.0	840 (+13%)	13mo	$49,900	$59	38
10600 W Abram Ln #71	0.55mi	2/2.0	849 (+14%)	16mo	$111,000	$131	34

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: 28.9%
• Equity multiple: 2.64×
• Total profit: $38,962
• Equity at exit: $38,220

10-year hold

• IRR: 29.4%
• Equity multiple: 5.14×
• Total profit: $98,516
• Equity at exit: $58,901

Cash invested: $23,800 (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 83704-9419

• Active inventory: 1
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $451

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $509	-5% $480	+0% $451	+5% $421	+10% $392
Rent	-10% $347	-5% $399	+0% $451	+5% $503	+10% $554
Rate	-1.0pp $493	-0.5pp $472	base $451	+0.5pp $429	+1.0pp $406

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	$1,920	$2.02	3d	14	1.25mi
2722 N Retirement Ln Boise, ID	1.0	1.0	590	$1,095	$1.86	24d	1	1.45mi
7479 W Holbrook Ln Boise, ID	1.0	1.0	650	$1,095	$1.68	24d	1	1.49mi
7460 W Holbrook Ln Boise, ID	1.0	1.0	674	$1,095	$1.62	24d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $85,000 Active 9 DOM
2. 2026-06-17
   days on market $85,000 Active 8 DOM
3. 2026-06-16
   days on market $85,000 Active 7 DOM
4. 2026-06-15
   days on market $85,000 Active 6 DOM
5. 2026-06-13
   days on market $85,000 Active 4 DOM
6. 2026-06-10
   pricedays on marketlisting id $85,000 Active 1 DOM
7. 2026-06-09
   days on market $89,400 Active 124 DOM
8. 2026-06-08
   days on market $89,400 Active 123 DOM
9. 2026-06-07
   days on market $89,400 Active 122 DOM
10. 2026-06-03
    days on market $89,400 Active 118 DOM
11. 2026-06-03
    days on market $89,400 Active 117 DOM
12. 2026-06-01
    days on market $89,400 Active 116 DOM
13. 2026-05-31
    days on market $89,400 Active 115 DOM
14. 2026-05-15
    price $89,400
15. 2026-05-07
    price $89,900
16. 2026-04-30
    price $98,999
17. 2026-04-01
    price $99,999
18. 2026-03-23
    price $105,000
19. 2026-03-03
    price $107,000
20. 2026-02-05
    listed $115,000 Active
21. 2018-12-28
    soldstatus Sold
22. 2018-12-09
    status Pending
23. 2018-11-08
    listed $79,900 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 4/10 Moderate 7 d/yr ≥96°F today · 17 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: $15,768
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$2,473
• Taxable income: $4,311
• Est. tax owed @ 24.0%: −$1,035
• After-tax cash flow: $4,373/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 — 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

+11.9% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $89,400 IMLS
• 2026-05-07 Price Changed $89,900 IMLS
• 2026-04-30 Price Changed $98,999 IMLS
• 2026-04-01 Price Changed $99,999 IMLS
• 2026-03-23 Price Changed $105,000 IMLS
• 2026-03-03 Price Changed $107,000 IMLS
• 2026-02-05 Listed $115,000 IMLS
• 2018-12-28 Sold (MLS) — IMLS
• 2018-12-09 Pending — IMLS
• 2018-11-08 Listed $79,900 IMLS