301 E 38th St #1 · Garden City, ID 83714

$89,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 17 Days on market

Built 1973 Fair condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated double wide home. Very spacious and handicap accessible. Convenient access, only 3 miles from freeway. Shopping, fair grounds, Boise River and hospital all nearby. Brand new 30 year roof, carpet, and interior paint! HVAC less than 3 years old. Handicap ramp is only 1 year old. Must see. Space rent is $800. Easy park application. More pics coming soon

Key facts

• Brand new roof
• Convenient access
• Nearby fair grounds

Tags

• CONVENIENT ACCESS
• NEARBY SHOPPING
• NEARBY FAIR GROUNDS
• NEARBY HOSPITAL
• BRAND NEW ROOF
• BRAND NEW CARPET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.7% 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.
• Market conditions: Rents rising fast (+4.9%/yr); 445 active listings in the ZIP; 37 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 $622 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 + 4.9% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.40% ✓
• Cap rate: 20.74%
• Cash-on-cash: 51.58%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.26×
• Total profit: $31,604
• Equity at exit: $13,404

10-year hold

• IRR: 37.9%
• Equity multiple: 4.98×
• Total profit: $100,086
• Equity at exit: $7,773

Cash invested: $25,172 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,156 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $655

Break-even live

Break-even rent $1,326

Max offer price $89,900

Occupancy floor 65%

Sensitivity live

Price	-10% $718	-5% $686	+0% $655	+5% $624	+10% $593
Rent	-10% $485	-5% $570	+0% $655	+5% $741	+10% $826
Rate	-1.0pp $701	-0.5pp $678	base $655	+0.5pp $632	+1.0pp $608

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
291 E Thurman Mill Ln Garden City, ID	3.0	2.5	1281	$2,550	$1.99	15d	1	0.16mi
521 E 41st St Garden City, ID	2.0	1.0–2.0	814	$5,000	$6.14	24d	18	0.45mi
385 E 42nd St Garden City, ID	1.0–2.0	1.0–2.0	832	$1,495	$1.80	4d	1	0.52mi
4220 N Adams St Garden City, ID	2.0	1.0–2.0	767	$2,333	$3.04	3d	7	0.56mi
3015 W Stewart Ave Unit 32-103 Stewart 3 BD Boise, ID	3.0	1.5	1114	$1,428	$1.28	24d	1	0.59mi
365 N Whitewater Park Blvd Boise, ID	1.0–2.0	1.0	880	$2,070	$2.35	3d	4	0.61mi
3027 W Madison Ave Boise, ID	3.0	2.5	1500	$2,500	$1.67	24d	1	0.64mi
4265 N Reed Ln Garden City, ID	3.0	2.0	1189	$2,195	$1.85	24d	1	0.66mi
4315 N Adams St Garden City, ID	3.0	2.0	1004	$2,000	$1.99	24d	1	0.67mi
408 E 43rd St Garden City, ID	2.0–3.0	2.0	1314	$3,508	$2.67	4d	3	0.70mi
2805 W Moore St Boise, ID	2.0	2.0	1000	$1,600	$1.60	12d	1	0.71mi
909 N 31st St Boise, ID	3.0	3.0	1614	$2,550	$1.58	4d	1	0.71mi
3894 W Glendale St Boise, ID	2.0	1.0	925	$1,595	$1.72	19d	1	0.80mi
1917 N 33rd St Boise, ID	2.0	1.5	988	$2,600	$2.63	24d	1	0.88mi
4533 N Freeride Ln Garden City, ID	4.0	3.0	1588	$2,400	$1.51	15d	1	0.94mi
316 E 46th Pl Garden City, ID	2.0	1.0	1080	$2,250	$2.08	24d	1	1.03mi
2419 W Fairview Ave Boise, ID	1.0–3.0	1.0–2.0	826	$1,700	$2.06	24d	1	1.16mi
805 N Roosevelt St #304 Boise, ID	2.0	1.5	1266	$2,195	$1.73	4d	1	1.17mi
805 N Roosevelt St #306 Boise, ID	2.0	2.0	1219	$1,995	$1.64	4d	1	1.17mi
6315 W Chet Ln Unit 6307 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	24d	1	1.20mi
6315 W Chet Ln Unit 6315 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	4d	1	1.20mi
6315 W Chet Ln Boise, ID	2.0	2.5	1050	$1,750	$1.67	15d	1	1.21mi
1411 N Liberty St Boise, ID	2.0–4.0	1.5–2.0	1630	$1,620	$0.99	24d	1	1.28mi
1406 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	4d	1	1.36mi
5312 W Morris Hill Rd Boise, ID	3.0	2.0	1132	$1,545	$1.36	24d	1	1.36mi
1800 W Idaho St Unit 1324057P Boise, ID	3.0	2.0	1194	$4,740	$3.97	12d	1	1.38mi
1105 N Liberty St Boise, ID	1.0–2.0	1.0	727	$1,949	$2.68	15d	4	1.38mi
1407 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	4d	1	1.38mi
6660 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.39mi
6652 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.40mi
6641 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.40mi
6677 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.43mi
1452 N Allumbaugh St Boise, ID	2.0	2.5	1100	$1,525	$1.39	12d	1	1.44mi
6160 W Denton St Boise, ID	1.0–3.0	1.0–2.0	1033	$1,895	$1.83	15d	39	1.46mi
6724 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	12d	1	1.46mi
6739 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.46mi
2215 N 23rd St Boise, ID	2.0	1.0	1094	$2,550	$2.33	15d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $89,900 Active 17 DOM
2. 2026-06-17
   days on market $89,900 Active 16 DOM
3. 2026-06-16
   days on market $89,900 Active 15 DOM
4. 2026-06-15
   days on market $89,900 Active 14 DOM
5. 2026-06-13
   days on market $89,900 Active 12 DOM
6. 2026-06-10
   days on market $89,900 Active 9 DOM
7. 2026-06-09
   days on market $89,900 Active 8 DOM
8. 2026-06-08
   days on market $89,900 Active 7 DOM
9. 2026-06-07
   days on market $89,900 Active 6 DOM
10. 2026-06-05
    remarks 408-char remark
11. 2026-06-05
    days on market $89,900 Active 3 DOM
12. 2026-06-03
    days on market $89,900 Active 2 DOM
13. 2026-06-02
    remarks 374-char remark
14. 2026-06-02
    listed $89,900 Active 1 DOM

ⓘ 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 AE · 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: $25,872
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$5,568
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$2,615
• Taxable income: $7,165
• Est. tax owed @ 24.0%: −$1,720
• After-tax cash flow: $6,146/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 · 2 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs to its exterior and flooring, but has a good roof and new HVAC. New flooring and siding would significantly increase its value for both resale and rental.

Repairs flagged

• Major Exposed subflooring — Structural damage
• Major Weathered siding — Structural damage

Value-add opportunities

• Both New flooring — Improves aesthetics and functionality
• Both New siding — Enhances curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subflooring · Structural damage	Major	$15,000–50,000
Weathered siding · Structural damage	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both New flooring — Improves aesthetics and functionality ↑
• Both New siding — Enhances curb appeal and structural integrity ↑

ⓘ 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 — 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

1 event — show timeline

• 2026-06-01 Listed $89,900 IMLS