10701 W Ardyce Ln, #29 · Boise City, ID 83713

$105,000

2 bd · 2.0 ba · 849 sqft · SingleFamily · 130 Days on market

Built 2024 ↓ 7% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2 year old 2 bedroom 2 bath manufactured home built by Champion has NEVER BEEN LIVED IN. It is located in Arrowrock, one of Boise's premier manufactured home communities and was used as a temporary office for the management office while the clubhouse was being remodeled. This community is family-friendly, pet-friendly, offers a range of exciting amenities designed to enhance your living experience, including a newly remodeled resident clubhouse that is a perfect place to relax and socialize where you can unwind or share in a game of billiards in the lounge/kitchen area, watch a movie in the theater room, or get in your exercise in the fully equipped workout room. The community green sp

Key facts

• Soft-close cabinets
• Covered carport
• Large side deck

Tags

• COMMUNITY GREEN SPACES
• COVERED CARPORT
• LARGE SIDE DECK
• STAINLESS APPLIANCES
• SOFT-CLOSE CABINETS
• FARM SINK

Property features AI

Exterior

• Parking: Attached garage; Carport (2 spaces); Finished driveway; 2 total covered parking spaces
• Utilities: City water service; Sewer connected; Cable connected; Broadband internet available
• Home design: Mobile/manufactured home on rented lot; Built by Champion Homes; 2024 construction
• Construction: Frame construction with HardiPlank-type siding; Composition architectural-style roof
• Exterior features: Full fencing (block/brick/stone, metal, and vinyl); Corner lot; Located in a mobile home park

Interior

• Kitchen: Kitchen on main level (approx. 14 x 10); Dishwasher; Disposal; Freestanding oven/range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom approx. 14 x 11; Second bedroom approx. 11 x 11
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms; Master bathroom (en-suite)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Main-level master bedroom with en-suite bath; Great room; Walk-in closet(s); Breakfast bar; Kitchen island; Laminate countertops
• Laundry & utility: Utility room on main level (approx. 6 x 5); Electric water heater; Tank water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: Ustick Elementary School (math 32% / reading 37%, grade F, #272 of 357 statewide, top 80%, 357 students, 60% FRL); Centennial High School (math 53% / reading 76%, grade B-, #10 of 169 statewide, top 7%, 1,931 students, 22% FRL) — zoned schools average 41% FRL vs 23% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 142 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $726 of loan paydown is wiped out by about $3k 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 + 4.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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: 1.45% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.31%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $320,922
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2554 N Hampton Ave	0.43mi	2/1.0	848 (-0%)	4mo	$372,900	$440	72
2531 N Armstrong Pl	0.37mi	2/1.0	836 (-2%)	10mo	$360,000	$431	68
3199 N Cribbens Ave	0.65mi	2/1.0	861 (+1%)	5mo	$290,000	$337	59
10221 W Cory St	0.41mi	2/1.0	826 (-3%)	20mo	$350,000	$424	56
2237 N N Dove Ave	0.51mi	2/1.0	855 (+1%)	23mo	$335,000	$392	52
11166 W Ustick	0.37mi	2/1.0	960 (+13%)	9mo	$297,000	$309	49
2968 N Bryson Ave	0.47mi	2/1.0	906 (+7%)	18mo	$342,900	$378	48
10210 W Cory St	0.41mi	2/1.0	956 (+13%)	18mo	$334,000	$349	41
9669 Lancelot Ct	0.72mi	2/1.0	914 (+8%)	16mo	$319,000	$349	36
8617 W Dewitt Ct	0.74mi	3/1.0 (+1)	974 (+15%)	3mo	$349,990	$359	29

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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.50×
• Total profit: $14,696
• Equity at exit: $15,656

10-year hold

• IRR: 22.1%
• Equity multiple: 2.98×
• Total profit: $58,212
• Equity at exit: $9,078

Cash invested: $29,400 (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 83713

• Home prices YoY: -26.5%
• Rents YoY: 4.0%
• Active inventory: 142
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $473

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 64%

Sensitivity live

Price	-10% $546	-5% $509	+0% $473	+5% $437	+10% $401
Rent	-10% $353	-5% $413	+0% $473	+5% $533	+10% $593
Rate	-1.0pp $526	-0.5pp $500	base $473	+0.5pp $446	+1.0pp $418

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10887 W Ustick Rd Boise, ID	2.0–3.0	1.0–2.0	874	$1,345	$1.54	4d	3	0.23mi
10811 W Ustick Rd Boise, ID	2.0	1.0	794	$1,345	$1.69	22d	1	0.24mi
10222 W Ustick Rd Boise, ID	2.0	2.0	1010	$1,575	$1.56	24d	1	0.45mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	24d	1	0.77mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	15d	1	0.80mi
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	4d	4	0.82mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	22d	1	1.06mi
4418 N Oxbow Pl Boise, ID	3.0	2.0	1120	$2,095	$1.87	15d	1	1.07mi
9131 W Ustick Rd Unit 104 Boise, ID	2.0	2.0	1000	$1,595	$1.59	12d	1	1.08mi
9113 W Ustick Rd Unit 102 Boise, ID	2.0	2.0	1000	$1,525	$1.52	24d	1	1.09mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	15d	1	1.10mi
3909 N Patricia Ln Unit 1547101P Boise, ID	2.0	1.0	818	$4,200	$5.13	4d	1	1.17mi
3911 N Patricia Ln Unit 1547109P Boise, ID	2.0	1.0	818	$4,431	$5.42	4d	1	1.17mi
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	12d	1	1.31mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	4d	5	1.43mi

Listing history 19 events

1. 2026-06-21
   days on market $105,000 Active 130 DOM
2. 2026-06-18
   days on market $105,000 Active 127 DOM
3. 2026-06-17
   days on market $105,000 Active 126 DOM
4. 2026-06-16
   days on market $105,000 Active 125 DOM
5. 2026-06-15
   days on market $105,000 Active 124 DOM
6. 2026-06-13
   pricedays on market $105,000 Active 122 DOM
7. 2026-06-10
   days on market $110,000 Active 119 DOM
8. 2026-06-09
   days on market $110,000 Active 118 DOM
9. 2026-06-08
   days on market $110,000 Active 117 DOM
10. 2026-06-07
    days on market $110,000 Active 116 DOM
11. 2026-06-03
    days on market $110,000 Active 112 DOM
12. 2026-06-03
    days on market $110,000 Active 111 DOM
13. 2026-06-01
    days on market $110,000 Active 110 DOM
14. 2026-05-31
    days on market $110,000 Active 109 DOM
15. 2026-04-15
    price $110,000
16. 2026-02-11
    listed $115,000 Active
17. 2024-10-17
    historical
18. 2024-10-17
    price $108,000
19. 2024-07-28
    listed $118,000 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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 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: $18,208
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$3,055
• Taxable income: $4,259
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $4,655/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
• County: Ada County · 522,161 people
• City population: 152,689
• Metro: Boise City, ID
• Population (ZIP): 31,549
• Household income: $91,295
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 805.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 10% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -122.31%
• Current HPI: 338.9271
• Rent YoY: ▲ 4.01%
• 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

-6.8% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $110,000 IMLS
• 2026-02-11 Listed $115,000 IMLS
• 2024-10-17 Listing Removed — IMLS
• 2024-10-17 Price Changed $108,000 IMLS
• 2024-07-28 Listed $118,000 IMLS