8218 Blue Ridge Ln · Boise City, ID 83716

$189,900

3 bd · 2.0 ba · 1,493 sqft · Manufactured · 132 Days on market

Built 2017 Est $169k · 13% over ↓ 5% since listing

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.2/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful single-level home in Blue Valley Lakeside community! Move-in ready and meticulously maintained, this bright manufactured home offers a spacious open floor plan filled with natural light. The kitchen features generous cabinetry, ample counter space, a large breakfast bar, and is perfect for everyday living and entertaining. The comfortable Primary Bedroom includes a private en suite with dual vanities, oversized shower, and walk-in closet. Outdoor living shines with a fully fenced backyard and east-facing patio that is ideal for enjoying summer evenings. The low-maintenance xeriscaped yard and large storage shed add both convenience and functionality. Ideally located in Southeast B

Key facts

• Generous cabinetry
• Private en suite
• Large breakfast bar

Tags

• SINGLE-LEVEL HOME
• BLUE VALLEY LAKESIDE COMMUNITY
• SPACIOUS OPEN FLOOR PLAN
• GENEROUS CABINETRY
• LARGE BREAKFAST BAR
• PRIVATE EN SUITE

Property features AI

Finance

• Other: Located in the Blue Valley subdivision (Boise South area)
• Financial info: Details not provided
• HOA & community: Monthly association/park fees

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: City water service and community water service available; Sewer connected; Broadband internet available; Electric service (for heating and water heater)
• Home design: Manufactured home (mobile/manu) on a rented lot; Built in 2017
• Construction: HardiPlank-type siding; Composition roof
• Exterior features: Full yard fencing; Storage shed; Located in a mobile home park; Private paved road frontage

Interior

• Kitchen: Kitchen on the main level (about 17 x 12); Dishwasher; Disposal; Freestanding oven/range; Refrigerator; Breakfast bar
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on the main level (about 13 x 12); Second bedroom on the main level (about 12 x 12); Third bedroom on the main level (about 12 x 9)
• Flooring: Carpet; Laminate counters (kitchen surfaces)
• Bathrooms: 2 bathrooms (includes a bath in the master bedroom)
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Master bath; Split bedroom floorplan; Great room; Walk-in closet(s); Breakfast bar; Laminate counters
• Laundry & utility: Washer and dryer included; Utility room on the main level (about 6 x 5); Electric water heater (tank)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Timberline High School (math 53% / reading 74%, grade B-, #14 of 169 statewide, top 8%, 1,398 students, 10% FRL) — zoned schools average 10% FRL vs 33% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 49% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Boise Independent District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.8%/yr); 328 active listings in the ZIP; high-income renter base; 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.51%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $168,709
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2312 Blue Lake Lane #70 #70	0.13mi	3/2.0	1,493 (0%)	4mo	$151,000	$101	90
8533 Blue Hill Lane #134 #134	0.20mi	3/2.0	1,493 (0%)	6mo	$174,000	$117	86
1984 Blue Spruce Lane #170 Ln	0.16mi	3/2.0	1,512 (+1%)	9mo	$174,000	$115	83
8283 Blue Heaven	0.15mi	3/2.0	1,512 (+1%)	10mo	$165,000	$109	83
2309 Blue Sage Lane #96 Ln	0.22mi	3/2.0	1,492 (-0%)	10mo	$179,000	$120	82
8426 Blue Heaven #149 #149	0.16mi	4/2.0 (+1)	1,536 (+3%)	3mo	$144,200	$94	80
8287 S Blue Rim Lane #22 Ln	0.04mi	3/2.0	1,344 (-10%)	6mo	$169,900	$126	77
8255 Blue Ridge Lane #6 Ln	0.05mi	3/2.0	1,368 (-8%)	10mo	$150,000	$110	76
8426 S Blue Heaven Ln	0.17mi	4/2.0 (+1)	1,440 (-4%)	9mo	$149,900	$104	74
8433 Blue Heaven Ln	0.19mi	3/2.0	1,404 (-6%)	10mo	$140,000	$100	73
2164 Blue Spruce Ln #194	0.14mi	3/2.0	1,296 (-13%)	1mo	$229,999	$177	70
2187 E Blue Lake Ln #50	0.06mi	2/2.0 (-1)	1,313 (-12%)	10mo	$149,000	$113	64

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 · 4.78% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.28×
• Total profit: $14,721
• Equity at exit: $28,315

10-year hold

• IRR: 17.8%
• Equity multiple: 2.60×
• Total profit: $84,890
• Equity at exit: $16,419

Cash invested: $53,172 (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 83716

• Home prices YoY: -22.8%
• Rents YoY: 4.8%
• Active inventory: 328
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,475 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $643

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 69%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   statusdays on market $189,900 Pending 132 DOM
2. 2026-06-03
   days on market $189,900 Active 131 DOM
3. 2026-06-01
   days on market $189,900 Active 130 DOM
4. 2026-05-31
   days on market $189,900 Active 129 DOM
5. 2026-04-30
   price $189,900
6. 2026-01-22
   listed $199,900 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: $29,700
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − Depreciation: −$5,524
• Taxable income: $4,988
• Est. tax owed @ 24.0%: −$1,197
• After-tax cash flow: $6,517/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): 21,402
• Household income: $128,822
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 408.0

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% Asian 9% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 6% Portuguese 2% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 4% Chinese 2% Other Asian/Pacific 2%

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: ▼ -97.80%
• Current HPI: 332.0696
• Rent YoY: ▲ 4.78%
• 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

-5.0% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $189,900 IMLS
• 2026-01-22 Listed $199,900 IMLS