7701 W Ustick #174 · Boise City, ID 83704

$125,000

2 bd · 1.5 ba · 720 sqft · Manufactured · 115 Days on market

Built 1970

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Why this score? — see what drove the C- 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +4.2/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of West Boise, this charming mobile home offers an affordable opportunity with endless potential. Nestled in a well-maintained park, it features a spacious layout filled with natural light, creating a warm and inviting atmosphere. With plenty of room to make it your own, this home is perfect for those looking to add their personal touch and create something special. The home sits on a spacious lot with mature trees, storage shed, and a private fenced in yard. Whether you're searching for a cozy place to call home or a smart investment, this property is full of possibilities. Sale is for the home only, lot rent applies. Lot rent is $530.

Key facts

• New furnace
• New flooring
• New water heater

Tags

• NEW A/C
• NEW FURNACE
• NEW FLOORING
• NEW ROOF
• NEW WATER HEATER

Property features AI

Finance

• Other: Located in Boise West (MLS area); Public directions available to property
• Financial info: Annual taxes listed (amount provided in source)
• HOA & community: Located in the Flying H Ranch subdivision

Exterior

• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home (rented lot); Built in 1970; Residential use within a mobile home park
• Construction: Other roof type
• Exterior features: Partial fence; Public paved road frontage

Interior

• Kitchen: Disposal
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partial fencing
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 C — 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: Mountain View Elementary School (math 42% / reading 47%, grade F, #199 of 357 statewide, top 59%, 312 students, 31% FRL); Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 193 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 115 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $64,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7701 W Ustick Rd #59 #59	0.14mi	2/1.0	720 (0%)	6mo	$53,000	$74	86
7701 W Ustick Rd #100	0.00mi	2/2.0	672 (-7%)	10mo	$59,900	$89	78
7701 W Ustick Rd Spc 70 Rd	0.00mi	2/1.0	672 (-7%)	22mo	$69,900	$104	69

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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-11,812
• Equity at exit: $18,638

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,036
• Equity at exit: $10,808

Cash invested: $35,000 (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 83704

• Rents YoY: 1.9%
• Active inventory: 193
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $153

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 N Retirement Ln Boise, ID	1.0	1.0	590	$1,095	$1.86	23d	1	0.26mi
7460 W Holbrook Ln Boise, ID	1.0	1.0	674	$1,095	$1.62	23d	1	0.30mi
7479 W Holbrook Ln Boise, ID	1.0	1.0	650	$1,095	$1.68	23d	1	0.31mi
1677 N Raymond St Boise, ID	1.0	1.0	685	$1,395	$2.04	23d	1	1.14mi
4633 N Iota Ln Unit 201 Garden City, ID	1.0	1.0	563	$1,375	$2.44	23d	1	1.20mi
4632 N Iota Ln Unit 200 Garden City, ID	1.0	1.0	563	$1,375	$2.44	19d	1	1.20mi
4632 N Iota Ln Unit 300 Garden City, ID	1.0	1.0	563	$1,375	$2.44	23d	1	1.20mi
1428 N Raymond St Unit 1408 104 Boise, ID	1.0	1.0	740	$1,195	$1.61	23d	1	1.28mi
1408 N Raymond St Boise, ID	1.0	1.0	740	$1,195	$1.61	23d	1	1.31mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$1,920	$2.02	3d	14	1.48mi
1105 N Liberty St Boise, ID	1.0–2.0	1.0	727	$1,949	$2.68	14d	4	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 115 DOM
2. 2026-06-17
   days on market $125,000 Active 114 DOM
3. 2026-06-16
   days on market $125,000 Active 113 DOM
4. 2026-06-15
   days on market $125,000 Active 112 DOM
5. 2026-06-13
   days on market $125,000 Active 110 DOM
6. 2026-06-10
   days on market $125,000 Active 107 DOM
7. 2026-06-09
   days on market $125,000 Active 106 DOM
8. 2026-06-08
   days on market $125,000 Active 105 DOM
9. 2026-06-07
   days on market $125,000 Active 104 DOM
10. 2026-06-05
    days on market $125,000 Active 101 DOM
11. 2026-06-03
    days on market $125,000 Active 100 DOM
12. 2026-06-03
    days on market $125,000 Active 99 DOM
13. 2026-06-01
    days on market $125,000 Active 98 DOM
14. 2026-05-31
    days on market $125,000 Active 97 DOM
15. 2026-02-23
    listed $125,000 Active
16. 2025-03-19
    soldstatus Sold 665-char remark

    Show marketing remark (665 chars)

    Located in the heart of West Boise, this charming mobile home offers an affordable opportunity with endless potential. Nestled in a well-maintained park, it features a spacious layout filled with natural light, creating a warm and inviting atmosphere. With plenty of room to make it your own, this home is perfect for those looking to add their personal touch and create something special. The home sits on a spacious lot with mature trees, storage shed, and a private fenced in yard. Whether you're searching for a cozy place to call home or a smart investment, this property is full of possibilities. Sale is for the home only, lot rent applies. Lot rent is $530.

17. 2025-03-11
    status Pending 665-char remark

    Show marketing remark (665 chars)

    Located in the heart of West Boise, this charming mobile home offers an affordable opportunity with endless potential. Nestled in a well-maintained park, it features a spacious layout filled with natural light, creating a warm and inviting atmosphere. With plenty of room to make it your own, this home is perfect for those looking to add their personal touch and create something special. The home sits on a spacious lot with mature trees, storage shed, and a private fenced in yard. Whether you're searching for a cozy place to call home or a smart investment, this property is full of possibilities. Sale is for the home only, lot rent applies. Lot rent is $530.

18. 2025-03-06
    listed $30,000 Active 665-char remark

    Show marketing remark (665 chars)

    Located in the heart of West Boise, this charming mobile home offers an affordable opportunity with endless potential. Nestled in a well-maintained park, it features a spacious layout filled with natural light, creating a warm and inviting atmosphere. With plenty of room to make it your own, this home is perfect for those looking to add their personal touch and create something special. The home sits on a spacious lot with mature trees, storage shed, and a private fenced in yard. Whether you're searching for a cozy place to call home or a smart investment, this property is full of possibilities. Sale is for the home only, lot rent applies. Lot rent is $530.

ⓘ 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: $15,452
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$3,636
• Taxable loss: −$159
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,879/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 — 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): 42,719
• Household income: $73,390
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 1415.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Asian 2% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Portuguese 3% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% Russian/Polish/Slavic 1% 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: ▼ -393.15%
• Current HPI: 379.0934
• Rent YoY: ▲ 1.95%
• 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

+316.7% since first listed

4 events — show timeline

• 2026-02-23 Listed $125,000 IMLS
• 2025-03-19 Sold (MLS) — IMLS
• 2025-03-11 Pending — IMLS
• 2025-03-06 Listed $30,000 IMLS