5262 N North Glen Ln #43 · Boise City, ID 83714-2341

$75,000

2 bd · 1.0 ba · 938 sqft · Manufactured · 3 Days on market

Built 1980 Good condition Est $63k · 19% over ↓ 19% 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
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome home to Glenbrier Estates. Enjoy peaceful living in this cute 2 bed, 1 bath home, nestled at the back of the community. This private retreat offers quiet living with a covered patio surrounded by mature trees, lush landscaping, colorful flowers, and a grassy yard in highly sort after NW Boise. A full perimeter metal fence creates a pet-friendly place. Fabulous updates include a 3-year-old metal roof, newer interior paint in parts of home, and a new HVAC system, heat pump, with a water heater installed in January of 2022. The covered carport features convenient side entry access, the storage shed (with power) works as a workshop complete with a built-in workbench and a window looking

Key facts

• Covered patio
• Colorful flowers
• Lush landscaping

Tags

• COVERED PATIO
• MATURE TREES
• LUSH LANDSCAPING
• COLORFUL FLOWERS
• GRASSY YARD
• PERIMETER METAL FENCE

Property features AI

Finance

• Other: Property subtype: Mobile/Manufactured home on rented lot; Located in the Glenbrier subdivision; MLS area Boise W-Garden City
• HOA & community: Over-55 community; Mobile home park setting

Exterior

• Parking: Attached garage; Carport (2 spaces); RV access/parking; Finished driveway; 2 total covered parking spaces
• Utilities: City water service; Sewer connected; Cable connected; Broadband internet
• Home design: Mobile/manufactured home in a rented-lot community; Located in an over-55 community; Built in 1980
• Construction: Metal siding; Metal roof; Built in 1980; Shop (other structure)
• Exterior features: Full metal fencing; Covered patio/deck; Garden; Full and manual sprinkler systems; Shop on property

Interior

• Kitchen: Dishwasher; Disposal; Built-in oven/range; Refrigerator; Electric water heater; Heat pump water heater
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Carpet
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating; Heat pump; Central air conditioning
• Interior features: Pantry; Master bedroom on main level
• Laundry & utility: Utilities include broadband internet and cable connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 16.9% 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.
• Market conditions: 1 active listings in the ZIP; 14 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

• In year one you build about $3k of equity ($519 loan paydown + $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

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: 2.00% ✓
• Cap rate: 16.93%
• Cash-on-cash: 38.00%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $62,846
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5262 N North Glen Ln #43	0.00mi	2/1.0	938 (0%)	0mo	$75,000	$80	100
7015 W Royal Glen Ln	0.09mi	2/1.5	972 (+4%)	1mo	$15,000	$15	87
6990 W Royal Glen Ln	0.09mi	2/1.0	938 (0%)	15mo	$44,900	$48	84
5432 N Glencrest Ln	0.02mi	2/1.0	938 (0%)	21mo	$30,000	$32	82
6955 Royal Glen Ln	0.06mi	3/2.0 (+1)	924 (-2%)	9mo	$67,500	$73	78
5285 N Glen	0.07mi	2/1.0	840 (-10%)	2mo	$49,900	$59	78
5637 Fairfax Ln	0.67mi	2/1.0	924 (-2%)	1mo	$124,900	$135	65
7973 Manassas	0.64mi	2/1.0	924 (-2%)	9mo	$134,900	$146	60
7837 W Manassas	0.56mi	2/2.0	924 (-2%)	10mo	$50,000	$54	59
5504 Glencrest Ln	0.07mi	2/2.0	1,044 (+11%)	18mo	$69,900	$67	59
7008 Royal Glen Ln	0.10mi	2/2.0	840 (-10%)	20mo	$89,500	$107	57
6971 Garden Glen Ln	0.09mi	2/2.0	1,056 (+13%)	18mo	$69,500	$66	56

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: 43.5%
• Equity multiple: 3.45×
• Total profit: $51,413
• Equity at exit: $33,723

10-year hold

• IRR: 43.4%
• Equity multiple: 6.89×
• Total profit: $123,708
• Equity at exit: $51,972

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 83714-2341

• Active inventory: 1
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $665

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 51%

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5497 N Pierce Park Ln Unit 79-202 Boise, ID	2.0	1.5	880	$1,395	$1.59	14d	1	0.26mi
5497 N Pierce Park Ln Unit 53-101 Boise, ID	2.0	1.5	880	$1,495	$1.70	14d	1	0.26mi
5497 N Pierce Park Ln Boise, ID	2.0	1.5	880	$1,445	$1.64	2d	3	0.26mi
6589 W Lucky Ln Boise, ID	2.0	2.0	1025	$1,450	$1.41	19d	1	0.38mi
7570 W State St Boise, ID	1.0–4.0	1.0–2.5	1236	$1,817	$1.47	2d	21	0.43mi
6474 W Lucky Ln Unit 12202 Boise, ID	2.0	2.0	1100	$1,500	$1.36	23d	1	0.45mi
4807 N Fortune Ln Unit 201 Boise, ID	2.0	2.0	925	$1,245	$1.35	14d	1	0.45mi
59515953 N Pierce Park Ln Unit 5951 Boise, ID	2.0	1.0	850	$1,450	$1.71	3d	1	0.49mi
6200 N River Pointe Ln Garden City, ID	1.0–3.0	1.0–2.0	1000	$2,416	$2.42	2d	8	0.73mi
6103 W State St Unit 6103-10 Garden City, ID	1.0	1.0	580	$1,150	$1.98	23d	1	0.85mi
6103 W State St Unit 6103-12 Boise, ID	2.0	1.0	825	$1,350	$1.64	23d	1	0.85mi
6043 W Port Pl Unit 104 Boise, ID	2.0	2.0	950	$1,345	$1.42	3d	1	0.86mi
8255 W Limelight St Boise, ID	1.0	1.0	724	$1,545	$2.13	2d	3	0.88mi
3950 N Cambria Way Boise, ID	2.0	1.0	863	$1,695	$1.96	23d	1	1.35mi

Listing history 7 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   listed $75,000 Active
3. 2023-11-17
   historical
4. 2023-10-11
   price $89,900
5. 2023-10-04
   status Active
6. 2023-09-11
   status Pending
7. 2023-09-07
   listed $93,000 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,975
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$2,182
• Taxable income: $7,216
• Est. tax owed @ 24.0%: −$1,732
• After-tax cash flow: $6,248/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 75/100 Cosmetic rehab

This mobile home is in good condition with recent updates, including a metal roof and new HVAC system. It offers a good investment opportunity with potential for further updates to increase its value.

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both update flooring in kitchen and living room — Modern flooring improves aesthetics and value
• Both install new window treatments — New curtains or blinds can enhance curb appeal and privacy
• Both landscape front yard — Landscaping can improve curb appeal and add value

Renovation cost estimate screening

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both update flooring in kitchen and living room — Modern flooring improves aesthetics and value ↑
• Both install new window treatments — New curtains or blinds can enhance curb appeal and privacy ↑
• Both landscape front yard — Landscaping can improve curb appeal and add value ↑

ⓘ 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

-19.4% since first listed

7 events — show timeline

• 2026-05-15 Pending — IMLS
• 2026-05-11 Listed $75,000 IMLS
• 2023-11-17 Listing Removed — IMLS
• 2023-10-11 Price Changed $89,900 IMLS
• 2023-10-04 Relisted — IMLS
• 2023-09-11 Pending — IMLS
• 2023-09-07 Listed $93,000 IMLS