8279 Blue Ridge Ln · Boise City, ID 83716

$170,000

3 bd · 2.0 ba · 1,584 sqft · Manufactured · 53 Days on market

Built 1984 Good condition Est $174k · at est. ↓ 6% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +8.6/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Incredible Boise location with quick and easy access to I-84, Boise Airport, and shopping at Boise Towne Square Mall! Just minutes from Lucky Peak for year-round recreation. This home was completely remodeled in 2025 and truly shines—featuring a new roof, fresh interior and exterior paint, new flooring, updated deck, brand-new appliances, and modern finishes throughout. Gorgeous kitchen with breakfast bar perfect for entertaining! Spacious primary suite offers a walk-in shower and walk-in closet. Second bathroom features dual vanity sinks for added convenience. Unique hidden closet adds a fun and functional touch! Move-in ready with stylish upgrades in every corner. Plenty of space fo

Key facts

• Built 1984
• Listed 53 days

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Utilities: City water service; Community water service; Sewer connected
• Home design: Mobile/manufactured home (rented lot); Built in 1984
• Construction: Composition roof
• Exterior features: Covered patio/deck; Manual sprinkler system; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Kitchen island; Breakfast bar; Pantry; Laminate countertops
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Master bedroom on main level; Double vanity; Walk-in closet(s); Breakfast bar; Pantry; Kitchen island; Laminate countertops
• Laundry & utility: Electric water heater; Tank water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 B — 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 $5k 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 $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.48% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.52%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $174,240
• 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	0.11mi	3/2.0	1,493 (-6%)	4mo	$151,000	$101	82
8426 Blue Heaven #149 #149	0.20mi	4/2.0 (+1)	1,536 (-3%)	3mo	$144,200	$94	78
1984 Blue Spruce Lane #170 Ln	0.19mi	3/2.0	1,512 (-4%)	9mo	$174,000	$115	76
8533 Blue Hill Lane #134 #134	0.23mi	3/2.0	1,493 (-6%)	6mo	$174,000	$117	75
8283 Blue Heaven	0.19mi	3/2.0	1,512 (-4%)	10mo	$165,000	$109	75
2309 Blue Sage Lane #96 Ln	0.21mi	3/2.0	1,492 (-6%)	10mo	$179,000	$120	72
2319 Blue Sage Lane #94 Ln	0.22mi	3/2.0	1,493 (-6%)	12mo	$164,000	$110	70
8272 Blue Ridge Lane #19 Ln	0.03mi	3/2.0	1,438 (-9%)	17mo	$199,850	$139	69
8255 Blue Ridge Lane #6 Ln	0.05mi	3/2.0	1,368 (-14%)	10mo	$150,000	$110	67
2352 Blue Sage #91	0.20mi	3/2.0	1,512 (-4%)	24mo	$208,900	$138	63
8426 S Blue Heaven Ln	0.20mi	4/2.0 (+1)	1,440 (-9%)	9mo	$149,900	$104	63
8433 Blue Heaven Ln	0.23mi	3/2.0	1,404 (-11%)	10mo	$140,000	$100	62

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: 14.8%
• Equity multiple: 1.61×
• Total profit: $28,922
• Equity at exit: $25,348

10-year hold

• IRR: 24.9%
• Equity multiple: 3.35×
• Total profit: $111,622
• Equity at exit: $14,698

Cash invested: $47,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $814

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 63%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-01
   status $170,000 Pending 53 DOM
2. 2026-05-31
   days on market $170,000 Active 53 DOM
3. 2026-05-15
   price $170,000
4. 2026-04-08
   listed $180,000 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: $30,210
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$4,945
• Taxable income: $7,508
• Est. tax owed @ 24.0%: −$1,802
• After-tax cash flow: $7,966/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 · 12 photos

Good 80/100 None rehab

This home is move-in ready with modern updates and a great location. It's a great investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home integration — increases home's marketability and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases home's marketability and convenience ↑

ⓘ 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
• 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

-5.6% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $170,000 IMLS
• 2026-04-08 Listed $180,000 IMLS