2815 W Dorian St #9 · Boise City, ID 83705

$22,000

2 bd · 1.0 ba · 728 sqft · Manufactured · 65 Days on market

Manufactured home Built 1977 Fair condition $30/sqft · 63% below area ↓ 15% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.3/5.0
• Schools +3.5/10.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -3.8

Listing remarks

1977 Fleetwood Mobile Home – 2 Bed | 1 Bath | Move-In Ready | To Be Relocated Great opportunity to own a 1977 Fleetwood mobile home featuring 2 bedrooms and 1 bathroom with a functional and comfortable layout. The home offers well-sized bedrooms and an open-concept kitchen and dining area, creating a practical space for everyday living. Included with the sale are refrigerator, washer and dryer, range, front and back steps, and the HVAC system with air conditioning, adding value and convenience for the next owner.

Key facts

• Built 1977
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $22k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $21k (6.0% below list) — sets the bar for market timing.
• Cap rate 44.5% vs local median 2.8% 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 D — 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: Whitney Elementary School (math 23% / reading 29%, grade F, #329 of 357 statewide, top 92%, 476 students, 99% FRL); South Junior High School (math 27% / reading 41%, grade F, #86 of 109 statewide, top 79%, 565 students, 44% FRL); Borah Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,289 students, 25% FRL) — zoned schools average 56% FRL vs 33% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 49% district-wide (-14 pts) — the specific schools serving this property underperform the Boise Independent District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.4%/yr); 260 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $152 of loan paydown is wiped out by about $660 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 + 7.4% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($21k) is reasonable based on typical stale-listing flexibility.

Recommended offer $20,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 4.91% ✓
• Cap rate: 44.50%
• Cash-on-cash: 136.47%
• DSCR: 7.07
• GRM: 1.7

CMA / ARV

• ARV (median comp): $59,192
• List price: $22,000
• Delta: -62.83%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4213 W Clark St	0.89mi	2/1.0	754 (+4%)	1mo	$364,900	$484	58
1021 W Chamberlin St	1.14mi	1/1.0 (-1)	720 (-1%)	0mo	$279,900	$389	58
1304 W Targee	1.04mi	1/1.0 (-1)	688 (-6%)	1mo	$489,000	$711	50
2201 S Hervey St	0.46mi	2/1.0	856 (+18%)	4mo	$460,000	$537	50
2505 S Annett St	0.88mi	1/1.0 (-1)	665 (-9%)	0mo	$345,000	$519	45
800 S Robert St	0.65mi	2/1.0	904 (+24%)	3mo	$424,900	$470	42
1467 S Grant Ave	1.14mi	2/1.0	832 (+14%)	1mo	$425,000	$511	40
725 W Pennsylvania St	1.35mi	2/1.0	900 (+24%)	2mo	$289,900	$322	39
747 W Pennsylvania St	1.35mi	2/1.0	884 (+21%)	3mo	$279,000	$316	38
729 W Pennsylvania Ave	1.35mi	2/1.0	900 (+24%)	4mo	$295,000	$328	37
1887 W Cherry Ct	0.85mi	2/1.0	858 (+18%)	4mo	$367,500	$428	37
2928 S Abbs Ln	0.85mi	2/1.5	840 (+15%)	4mo	$275,000	$327	35

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 · 7.38% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.47×
• Total profit: $46,034
• Equity at exit: $3,280

10-year hold

• IRR: —
• Equity multiple: 20.47×
• Total profit: $119,910
• Equity at exit: $1,902

Cash invested: $6,160 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $16,000 ($28/sqft)
• Median days on market: 42 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +192.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 83705

• Rents YoY: 7.4%
• Active inventory: 260
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$115
• Tax est. 1.5%: −$28 /mo · $330/yr
• Insurance: −$9
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $701

Break-even live

Break-even rent $192

Max offer price $22,000

Occupancy floor 30%

Sensitivity live

Price	-10% $716	-5% $708	+0% $701	+5% $693	+10% $685
Rent	-10% $615	-5% $658	+0% $701	+5% $743	+10% $786
Rate	-1.0pp $712	-0.5pp $706	base $701	+0.5pp $695	+1.0pp $689

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: $5,500
• Closing costs: $660
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2765 W Lemhi St Boise, ID	1.0	1.0	528	$750	$1.42	92d	1	0.31mi
2106 S Vista Ave Unit 2106 102 Boise, ID	2.0	1.0	600	$1,795	$2.99	99d	1	0.35mi
2111 S Owyhee St Unit 1547105P Boise, ID	2.0	1.0	699	$6,317	$9.04	9d	1	0.47mi
2113 S Owyhee St Unit 1547104P Boise, ID	2.0	1.0	699	$3,741	$5.35	0d	1	0.48mi
2411 Shoshone St Unit AAA 2411-24 Boise, ID	1.0	1.0	360	$950	$2.64	9d	1	0.60mi
1805 W Overland Rd Boise, ID	1.0	1.0	535	$1,575	$2.94	106d	1	0.66mi
3940 W Overland Rd Boise, ID	1.0	1.0	600	$1,295	$2.16	9d	1	0.71mi
4141 Nez Perce St Boise, ID	1.0–2.0	1.0	739	$1,876	$2.54	0d	9	0.82mi
2688 W Grover Ct Boise, ID	1.0	1.0	470	$1,075	$2.29	78d	1	0.85mi
2680 W Grover St Boise, ID	1.0	1.0	550	$1,145	$2.08	5d	1	0.85mi
2709 W Rose Hill St Apt 3 Boise, ID	1.0	1.0	425	$1,125	$2.65	9d	1	0.85mi
2709 W Rose Hill St Boise, ID	1.0	1.0	450	$1,150	$2.56	106d	1	0.85mi
2709 W Rose Hill St Unit 2 Boise, ID	1.0	1.0	450	$1,150	$2.56	117d	1	0.85mi
1606 Rossi St Boise, ID	1.0	1.0	550	$1,195	$2.17	71d	1	1.00mi
1227 S Michigan Ave Unit C Boise, ID	2.0	1.0	500	$1,300	$2.60	9d	1	1.02mi
1227 S Michigan Ave Apt B Boise, ID	1.0	1.0	500	$1,350	$2.70	65d	1	1.02mi
1304 W Targee St Boise, ID	1.0	1.0	688	$2,600	$3.78	9d	1	1.03mi
1410 S Newell St Unit 100 Boise, ID	1.0	1.0	500	$1,595	$3.19	119d	1	1.12mi
1119 W Rossi St Boise, ID	2.0	1.0	670	$1,400	$2.09	80d	1	1.22mi
4980 W Camas St Boise, ID	1.0	1.0	576	$1,095	$1.90	119d	1	1.42mi
5140 W Kootenai St Unit 10 Boise, ID	1.0	1.0	560	$1,045	$1.87	119d	1	1.49mi

Property features AI

Finance

• HOA & community: Association fee paid annually

Exterior

• Utilities: City water serviceSewer connected
• Home design: Mobile/manufactured home on rented lotBuilt in 1977
• Construction: Composition roofBuilt in 1977
• Exterior features: Composition roofLocated in a mobile home park

Interior

• Kitchen: Oven/Range (freestanding)Refrigerator
• Bedrooms: 2 bedrooms, both on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Family room on main level
• Laundry & utility: WasherDryerElectric water heater

Listing history 41 events

1. 2026-07-20
   days on market $22,000 Active 65 DOM
2. 2026-07-19
   days on market $22,000 Active 63 DOM
3. 2026-07-18
   days on market $22,000 Active 62 DOM
4. 2026-07-16
   days on market $22,000 Active 61 DOM
5. 2026-07-15
   days on market $22,000 Active 60 DOM
6. 2026-07-14
   days on market $22,000 Active 59 DOM
7. 2026-07-13
   days on market $22,000 Active 58 DOM
8. 2026-07-12
   days on market $22,000 Active 57 DOM
9. 2026-07-11
   days on market $22,000 Active 56 DOM
10. 2026-07-10
    days on market $22,000 Active 55 DOM
11. 2026-07-09
    days on market $22,000 Active 54 DOM
12. 2026-07-07
    days on market $22,000 Active 52 DOM
13. 2026-07-06
    days on market $22,000 Active 51 DOM
14. 2026-07-06
    days on market $22,000 Active 50 DOM
15. 2026-07-03
    days on market $22,000 Active 48 DOM
16. 2026-07-02
    days on market $22,000 Active 47 DOM
17. 2026-07-01
    days on market $22,000 Active 46 DOM
18. 2026-06-30
    days on market $22,000 Active 45 DOM
19. 2026-06-29
    days on market $22,000 Active 44 DOM
20. 2026-06-28
    days on market $22,000 Active 43 DOM
21. 2026-06-28
    days on market $22,000 Active 42 DOM
22. 2026-06-27
    days on market $22,000 Active 41 DOM
23. 2026-06-25
    days on market $22,000 Active 39 DOM
24. 2026-06-22
    days on market $22,000 Active 37 DOM
25. 2026-06-22
    remarks 683-char remark
26. 2026-06-22
    pricedays on market $22,000 Active 36 DOM
27. 2026-06-18
    days on market $26,000 Active 33 DOM
28. 2026-06-17
    days on market $26,000 Active 32 DOM
29. 2026-06-16
    days on market $26,000 Active 31 DOM
30. 2026-06-15
    days on market $26,000 Active 30 DOM
31. 2026-06-13
    days on market $26,000 Active 28 DOM
32. 2026-06-10
    days on market $26,000 Active 25 DOM
33. 2026-06-09
    days on market $26,000 Active 24 DOM
34. 2026-06-08
    days on market $26,000 Active 23 DOM
35. 2026-06-07
    days on market $26,000 Active 22 DOM
36. 2026-06-05
    days on market $26,000 Active 19 DOM
37. 2026-06-03
    days on market $26,000 Active 18 DOM
38. 2026-06-03
    days on market $26,000 Active 17 DOM
39. 2026-06-01
    days on market $26,000 Active 16 DOM
40. 2026-05-31
    days on market $26,000 Active 15 DOM
41. 2026-05-16
    listed $26,000 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 1/10 Low
• 🌡 Heat 4/10 Moderate 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: $12,950
• − Mortgage interest: −$1,232
• − Property taxes: −$330
• − Insurance: −$110
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$640
• Taxable income: $8,566
• Est. tax owed @ 24.0%: −$2,056
• After-tax cash flow: $6,350/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $18,200–$32,760 screening

The home is in fair condition with some repairs needed, particularly to the roof. Repairs and maintenance will significantly increase its value for both resale and rental.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.

Value-add opportunities

• Both repair roof — Repairing the roof will improve the overall condition of the home and increase its value for both resale and rental. ↑
• Both paint exterior siding — Painting the exterior siding will improve the curb appeal and increase the home's value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Whitney Elementary School F ID #329/357 Nat'l #29,575/41,679 Middle South Junior High School F ID #86/109 Nat'l #7,813/14,009 High Borah Senior High School D- ID #59/169 Nat'l #6,744/17,239

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
• County: Ada County · 535,818 people
• City population: 152,689
• Metro: Boise City, ID
• Population (ZIP): 26,830
• Household income: $64,731
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 8% Asian 3% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 7% Arabic 1% Other Asian/Pacific 1%

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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: ▼ -396.60%
• Current HPI: 430.0629
• Rent YoY: ▲ 7.38%
• Metro: Boise City, ID
• State GDP YoY: ▲ 4.51%
• F500 in state: 6

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Industry mix (Fortune 500 HQ in ID)

Industry	F500 HQs	Revenue
▸Retail	1	$79B
▸Technology	1	$25B
▸Food / Agriculture	1	$6B

Property features AI

Finance

• HOA & community: Association fee paid annually

Exterior

• Utilities: City water serviceSewer connected
• Home design: Mobile/manufactured home on rented lotBuilt in 1977
• Construction: Composition roofBuilt in 1977
• Exterior features: Composition roofLocated in a mobile home park

Interior

• Kitchen: Oven/Range (freestanding)Refrigerator
• Bedrooms: 2 bedrooms, both on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Family room on main level
• Laundry & utility: WasherDryerElectric water heater

Price history

-15.4% since first listed

3 events — show timeline

• 2026-07-21 Listing Removed — IMLS
• 2026-06-20 Price Changed $22,000 IMLS
• 2026-05-16 Listed $26,000 IMLS