1238 N Sable Ln · Boise City, ID 83704-9685

$69,900

2 bd · 1.0 ba · 924 sqft · Manufactured · 9 Days on market

Built 1984 Good condition Est $79k · 11% under ↓ 13% since listing

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Why this score? — see what drove the A- 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
• ARV discount +12.5/15.0
• 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

Listing remarks

Affordable, low-maintenance living in Maple Grove Estates! This 2 bedroom, 1 bath home offers 924 square feet with a functional layout that feels open and inviting. The spacious kitchen and living room provide plenty of room to relax or entertain, with brand new carpet throughout, new light fixtures, and fresh paint adds a new updated touch. With manageable lot rent of $844.71/month and that includes sewer and trash, this is a great opportunity for comfortable living at an approachable price point.

Key facts

• Community pool
• Built 1984
• Listed 9 days

Property features AI

Finance

• Other: Small lot (approximately 5,999 sq ft) with manual sprinkler system; Homeowner tax exemption
• HOA & community: Located in Maple Grove Estates mobile home park

Exterior

• Utilities: City water service; Sewer connected; Cable connected
• Home design: Mobile/manufactured home on rented lot
• Construction: Built in 1984; Metal roof
• Exterior features: Metal fencing; Covered patio/deck; Storage shed; Community pool

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Laminate counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 19.1% 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 A — 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.
• Zoned schools: Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL).
• Market conditions: 1 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ($483 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $69,900

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: 2.23% ✓
• Cap rate: 19.14%
• Cash-on-cash: 45.88%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $78,540
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8429 W Irving Ln	0.18mi	2/1.0	938 (+2%)	0mo	$55,000	$59	89
1250 N Sable	0.01mi	2/2.0	924 (0%)	10mo	$90,000	$97	88
8417 W Fairview Ave #4	0.16mi	3/1.0 (+1)	924 (0%)	1mo	$75,000	$81	87
1083 N Fox Ln	0.11mi	2/1.0	882 (-4%)	24mo	$55,000	$62	68
1328 N Arrow Ln	0.11mi	3/2.0 (+1)	1,001 (+8%)	8mo	$85,000	$85	66
1011 N Fawn Ln	0.18mi	3/2.0 (+1)	990 (+7%)	8mo	$99,500	$101	64
1221 N Arrow Ln #106	0.11mi	2/2.0	980 (+6%)	22mo	$88,500	$90	63

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: 51.2%
• Equity multiple: 3.87×
• Total profit: $56,106
• Equity at exit: $31,430

10-year hold

• IRR: 50.8%
• Equity multiple: 7.79×
• Total profit: $132,979
• Equity at exit: $48,437

Cash invested: $19,572 (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 83704-9685

• Active inventory: 1
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $748

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 47%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 37 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	0.21mi
8443 W Rifleman St Unit 8443 Boise, ID	2.0	1.0	846	$1,900	$2.25	3d	1	0.26mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	3d	5	0.35mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	21d	1	0.83mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	14d	1	0.88mi
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	11d	1	0.96mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	14d	1	1.00mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	23d	1	1.00mi
7479 W Holbrook Ln Boise, ID	1.0	1.0	650	$1,095	$1.68	23d	1	1.12mi
9056 W Sigmont Ln Unit 201 Boise, ID	2.0	2.0	900	$1,300	$1.44	14d	1	1.13mi
2722 N Retirement Ln Boise, ID	1.0	1.0	590	$1,095	$1.86	23d	1	1.13mi
7460 W Holbrook Ln Boise, ID	1.0	1.0	674	$1,095	$1.62	23d	1	1.15mi
1452 N Allumbaugh St Boise, ID	2.0	2.5	1100	$1,525	$1.39	11d	1	1.16mi
950 N Allumbaugh St Boise, ID	2.0	1.0	902	$1,505	$1.67	2d	2	1.18mi
6739 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.18mi
6724 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	11d	1	1.19mi
6677 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.21mi
657 White Cloud Dr Boise, ID	2.0	1.0	950	$1,345	$1.42	3d	1	1.21mi
697 White Cloud Dr Boise, ID	2.0	1.0	921	$1,450	$1.57	23d	1	1.23mi
7521 W Tottenham Ln Apt 202 Boise, ID	3.0	2.0	1113	$1,595	$1.43	23d	1	1.23mi
6660 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.23mi
9113 W Ustick Rd Unit 102 Boise, ID	2.0	2.0	1000	$1,525	$1.52	23d	1	1.23mi
1407 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	3d	1	1.24mi
6641 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.24mi
6758 W Clinton Ln Boise, ID	2.0	1.0	900	$1,345	$1.49	23d	1	1.25mi
6652 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	23d	1	1.26mi
1406 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	3d	1	1.26mi
9131 W Ustick Rd Unit 104 Boise, ID	2.0	2.0	1000	$1,595	$1.59	11d	1	1.27mi
1677 N Raymond St Boise, ID	1.0	1.0	685	$1,395	$2.04	23d	1	1.28mi
1428 N Raymond St Unit 1408 104 Boise, ID	1.0	1.0	740	$1,195	$1.61	23d	1	1.29mi
1408 N Raymond St Boise, ID	1.0	1.0	740	$1,195	$1.61	23d	1	1.30mi
1411 N Liberty St Boise, ID	2.0–4.0	1.5–2.0	1630	$1,620	$0.99	23d	1	1.35mi
1105 N Liberty St Boise, ID	1.0–2.0	1.0	727	$1,949	$2.68	14d	4	1.37mi
6315 W Chet Ln Boise, ID	2.0	2.5	1050	$1,750	$1.67	14d	1	1.44mi
6315 W Chet Ln Unit 6315 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	3d	1	1.45mi
6315 W Chet Ln Unit 6307 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	23d	1	1.45mi
8077 S Cummins Ave Boise, ID	2.0	1.0	900	$1,495	$1.66	3d	1	1.45mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $69,900 Pending 9 DOM
2. 2026-06-05
   days on market $69,900 Active 7 DOM
3. 2026-06-03
   days on market $69,900 Active 6 DOM
4. 2026-06-03
   days on market $69,900 Active 5 DOM
5. 2026-06-01
   days on market $69,900 Active 4 DOM
6. 2026-05-31
   days on market $69,900 Active 3 DOM
7. 2026-05-28
   listed $69,900 Active
8. 2026-04-17
   historical
9. 2026-02-07
   listed $68,900 Active
10. 2025-12-29
    historical
11. 2025-10-22
    price $75,000
12. 2025-08-28
    listed $80,000 Active

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

Taxation est. · year 1

• Rental income: $18,705
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$2,033
• Taxable income: $8,365
• Est. tax owed @ 24.0%: −$2,008
• After-tax cash flow: $6,972/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 · 13 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 1-bath home in Maple Grove Estates is in good condition with recent updates, making it a great opportunity for comfortable living at an approachable price point.

Value-add opportunities

• Both new flooring — improves both resale and rental value
• Both new paint — enhances curb appeal and interior aesthetics
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both new flooring — improves both resale and rental value ↑
• Both new paint — enhances curb appeal and interior aesthetics ↑
• Both landscaping — enhances curb appeal and adds 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

-12.6% since first listed

6 events — show timeline

• 2026-05-28 Listed $69,900 IMLS
• 2026-04-17 Listing Removed — IMLS
• 2026-02-07 Listed $68,900 IMLS
• 2025-12-29 Listing Removed — IMLS
• 2025-10-22 Price Changed $75,000 IMLS
• 2025-08-28 Listed $80,000 IMLS