208 E 44th #13 · Garden City, ID 83714

$183,500

3 bd · 2.0 ba · 1,260 sqft · Manufactured · 322 Days on market

Built 2025 Est $238k · 23% under $650/mo HOA · 30% of rent ↓ 3% since listing

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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 +15.0/15.0
• Cash flow +8.0/30.0
• 1% rule +6.9/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this stunning brand-new manufactured home offering 1,260 square feet of bright, open living space in a beautifully evolving community! With 3 spacious bedrooms, 2 full bathrooms, a separate living room and family room, there’s room for everyone to relax, gather, and enjoy. This low-maintenance home is designed for comfort and convenience, featuring abundant natural light throughout, modern finishes, and a smart layout perfect for everyday living or entertaining. Situated just minutes from the Boise River Greenbelt, local tasting rooms and tap rooms, and all the vibrant happenings in Garden City, you’ll love the lifestyle this location offers. The community itself is u

Key facts

• Thoughtful updates
• Open living space
• 2 parking spots

Tags

• OPEN LIVING SPACE
• BOISE RIVER GREENBELT
• THOUGHTFUL UPDATES

Property features AI

Finance

• Other: Property currently in a mobile home park
• HOA & community: Monthly association fee of $650

Exterior

• Parking: Covered carport parking for 2 cars
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on rented lot; New construction (2025)
• Construction: Composition roof; Crawl space foundation; Built in 2025
• Exterior features: Partial fencing; Paved private road frontage; Located in a mobile home park (rented lot)

Interior

• Kitchen: Dishwasher; Disposal; Built-in oven/range; Microwave; Refrigerator; Breakfast bar; Laminate countertops
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom approx 13 x 11; Second bedroom approx 9 x 11; Third bedroom approx 10 x 11
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms; Private bath in primary bedroom
• Heating & cooling: Forced-air heating; No central air listed
• Interior features: Primary bedroom on main level with private bath; Family room; Breakfast bar; Laminate counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $184k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (15.0% below list).
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $156k (15.0% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.5% in Garden 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 82/100 on livability (#11 in ID, #1,264 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, housing A; Watch: crime F.
• 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: Whittier Elementary School (math 31% / reading 38%, grade F, #272 of 357 statewide, top 80%, 572 students, 99% FRL); Boise Senior High School (math 58% / reading 75%, grade B, #9 of 169 statewide, top 5%, 1,588 students, 15% FRL) — zoned schools average 57% FRL vs 33% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 445 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 322 days — a 12% lower offer ($161k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• 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 $156,036 (15.0% 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. It's been on market 322 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 1.19% ✓
• Cap rate: 5.05%
• Cash-on-cash: -4.43%
• DSCR: 0.80
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $238,140
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 E 44th #3	0.00mi	3/2.0	1,152 (-9%)	11mo	$189,000	$164	76
4767 N Adams	0.49mi	3/2.0	1,188 (-6%)	22mo	$225,000	$189	49

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.28×
• Total profit: $-37,198
• Equity at exit: $27,360

10-year hold

• IRR: -7.7%
• Equity multiple: 0.45×
• Total profit: $-28,324
• Equity at exit: $15,866

Cash invested: $51,380 (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

• Home prices YoY: -31.5%
• Rents YoY: 4.9%
• Active inventory: 445
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,188 high
• Mortgage (P&I): −$962
• Tax est. 1.5%: −$229 /mo · $2,752/yr
• Insurance: −$76
• HOA: −$650
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-190

Break-even live

Break-even rent $2,428

Max offer price $156,036

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: $45,875
• Closing costs: $5,505
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4315 N Adams St Garden City, ID	3.0	2.0	1004	$2,000	$1.99	23d	1	0.20mi
408 E 43rd St Garden City, ID	2.0–3.0	2.0	1314	$3,508	$2.67	3d	3	0.23mi
316 E 46th Pl Garden City, ID	2.0	1.0	1080	$2,250	$2.08	23d	1	0.26mi
4533 N Freeride Ln Garden City, ID	4.0	3.0	1588	$2,400	$1.51	14d	1	0.27mi
4220 N Adams St Garden City, ID	2.0	1.0–2.0	767	$2,333	$3.04	3d	7	0.30mi
385 E 42nd St Garden City, ID	1.0–2.0	1.0–2.0	832	$1,495	$1.80	3d	1	0.33mi
4265 N Reed Ln Garden City, ID	3.0	2.0	1189	$2,195	$1.85	23d	1	0.34mi
521 E 41st St Garden City, ID	2.0	1.0–2.0	814	$5,000	$6.14	23d	18	0.50mi
3894 W Glendale St Boise, ID	2.0	1.0	925	$1,595	$1.72	19d	1	0.75mi
5216 W Wylie Ln Boise, ID	3.0	1.0	915	$1,995	$2.18	3d	1	0.87mi
485 E 50th St Garden City, ID	1.0–2.0	1.0–2.0	885	$1,525	$1.72	11d	1	0.89mi
291 E Thurman Mill Ln Garden City, ID	3.0	2.5	1281	$2,550	$1.99	14d	1	0.93mi
3304 N Lakeharbor Ln Boise, ID	1.0–3.0	1.0–2.0	1000	$2,251	$2.25	3d	16	1.04mi
1917 N 33rd St Boise, ID	2.0	1.5	988	$2,600	$2.63	23d	1	1.18mi
7521 W Tottenham Ln Apt 202 Boise, ID	3.0	2.0	1113	$1,595	$1.43	23d	1	1.21mi
6315 W Chet Ln Unit 6315 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	3d	1	1.26mi
6315 W Chet Ln Unit 6307 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	23d	1	1.26mi
6315 W Chet Ln Boise, ID	2.0	2.5	1050	$1,750	$1.67	14d	1	1.26mi
3015 W Stewart Ave Unit 32-103 Stewart 3 BD Boise, ID	3.0	1.5	1114	$1,428	$1.28	23d	1	1.27mi
1411 N Liberty St Boise, ID	2.0–4.0	1.5–2.0	1630	$1,620	$0.99	23d	1	1.28mi
909 N 31st St Boise, ID	3.0	3.0	1614	$2,550	$1.58	3d	1	1.28mi
1406 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	3d	1	1.33mi
1407 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	3d	1	1.34mi
6660 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.35mi
1452 N Allumbaugh St Boise, ID	2.0	2.5	1100	$1,525	$1.39	11d	1	1.36mi
2805 W Moore St Boise, ID	2.0	2.0	1000	$1,600	$1.60	11d	1	1.37mi
365 N Whitewater Park Blvd Boise, ID	1.0–2.0	1.0	880	$2,070	$2.35	3d	4	1.37mi
6641 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.38mi
6652 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.38mi
3027 W Madison Ave Boise, ID	3.0	2.5	1500	$2,500	$1.67	23d	1	1.39mi
6677 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.40mi
6739 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.41mi
6724 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	11d	1	1.43mi
1105 N Liberty St Boise, ID	1.0–2.0	1.0	727	$1,949	$2.68	14d	4	1.46mi

HOA detail

• Monthly dues: $650 · $7,800/yr

Listing history 16 events

1. 2026-06-18
   days on market $183,500 Active 322 DOM
2. 2026-06-17
   days on market $183,500 Active 321 DOM
3. 2026-06-16
   days on market $183,500 Active 320 DOM
4. 2026-06-15
   days on market $183,500 Active 319 DOM
5. 2026-06-13
   days on market $183,500 Active 317 DOM
6. 2026-06-10
   days on market $183,500 Active 314 DOM
7. 2026-06-09
   days on market $183,500 Active 313 DOM
8. 2026-06-08
   days on market $183,500 Active 312 DOM
9. 2026-06-07
   days on market $183,500 Active 311 DOM
10. 2026-06-05
    days on market $183,500 Active 308 DOM
11. 2026-06-03
    days on market $183,500 Active 307 DOM
12. 2026-06-03
    days on market $183,500 Active 306 DOM
13. 2026-06-01
    days on market $183,500 Active 305 DOM
14. 2026-05-31
    days on market $183,500 Active 304 DOM
15. 2025-12-06
    price $183,500
16. 2025-07-31
    listed $189,000 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $26,253
• − Mortgage interest: −$10,279
• − Property taxes: −$2,752
• − Insurance: −$918
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − HOA: −$7,800
• − Depreciation: −$5,338
• Taxable loss: −$5,034
• Est. tax savings @ 24.0%: +$1,208
• After-tax cash flow: $-1,069/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 — Garden City

• Score: 82/100
• State rank: #11
• US rank: #1264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden City, ID
• County: Ada County · 522,161 people
• Metro: Boise City, ID
• Population (ZIP): 27,564
• Household income: $87,651
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 557.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 4% Portuguese 4%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 2% 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: ▼ -155.87%
• Current HPI: 339.0701
• Rent YoY: ▲ 4.87%
• 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

-2.9% since first listed

2 events — show timeline

• 2025-12-06 Price Changed $183,500 IMLS
• 2025-07-31 Listed $189,000 IMLS