6611 W Redwood Creek Dr · Meridian, ID 83646

$559,990

5 bd · 2.5 ba · 2,317 sqft · SingleFamily · 47 Days on market

Built 2026 Good condition 5,488 sqft lot Est $572k · at est. $108/mo HOA · 2% of rent

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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 +10.8/30.0
• ARV discount +8.5/15.0
• Schools +5.2/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Unlock your $25K now through May 31! Ask a Sales Specialist for details. This brand new home located in vibrant Meridian, Idaho welcomes you with open arms. The Albany 2317 offers a refined blend of space, comfort, and elevated design. The main level welcomes you with 9ft ceilings, a versatile bedroom, a half bath, and an impressive great room. The kitchen boasts upgraded finishes, including stainless steel appliances, a gas range, and stylish solid surface countertops. Upstairs, a generous loft anchors four additional bedrooms, creating room for daily living and personal retreat. The primary suite spans the back of the home and features an expansive closet and a spa inspired en suite bath

Key facts

• Dual vanities
• Expansive closet
• Gas range

Tags

• STAINLESS STEEL APPLIANCES
• GAS RANGE
• SOLID SURFACE COUNTERTOPS
• EXPANSIVE CLOSET
• SPA INSPIRED EN SUITE BATH
• DUAL VANITIES

Property features AI

Finance

• Other: Directions available to property
• HOA & community: HOA required; annual fee of $1,300; Subdivision: Dakota Creek; MLS area: Meridian NW - 1030

Exterior

• Parking: Attached garage (tandem) with 3 covered parking spaces
• Utilities: City water service; Sewer connected; Gas water heater (gas service available)
• Home design: Single family residence; New construction (built 2026); Built by CBH Homes
• Construction: Frame construction with HardiPlank-type siding; Composition roof; New construction
• Exterior features: Partial fencing; Sidewalks; Automatic sprinkler system (partial)

Interior

• Kitchen: Kitchen on main level (approx. 9 x 11); Kitchen island; Pantry; Dishwasher; Disposal; Microwave; Freestanding oven/range; Gas range; Gas water heater
• Bedrooms: 5 bedrooms total — four upper-level bedrooms and one main-level bedroom; Primary bedroom on upper level (approx. 14 x 14); Additional bedrooms on upper level (two approx. 10 x 10, one approx. 10 x 12); Main-level bedroom (approx. 10 x 11)
• Flooring: Carpet; Engineered vinyl plank
• Bathrooms: 3 bathrooms total; Primary bathroom with double vanity
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom with private bath; Double vanity; Walk-in closets; Pantry; Kitchen island; Solid surface countertops
• Laundry & utility: Utility room located on upper level

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $560k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-252 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $523k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $472k (15.8% below list).
• Recommended offer: $472k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.1% in Meridian — 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 (#10 in ID, #1,176 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D+.
• Joint School District No. 2 (suburban): math 53% / reading 67% proficiency, ranked #11 of 92 in ID (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pleasant View Elementary (math 67% / reading 72%, grade A-, #23 of 357 statewide, top 8%, 616 students, 7% FRL); Meridian Middle School (math 38% / reading 58%, grade C-, #39 of 109 statewide, top 36%, 1,078 students, 42% FRL); Owyhee High School (1,773 students, 9% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 905 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).
• At $4,716/mo this rent would consume 55% of the median local household income ($103k/yr) (locally 1017% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 47 days — a 3% lower offer ($543k) 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 $471,605 (15.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.84% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $572,299
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6593 W Plateau Creek Dr	0.14mi	5/3.0	2,530 (+9%)	1mo	$559,990	$221	75
6915 W Grand Rapids Dr	0.17mi	4/2.5 (-1)	2,153 (-7%)	0mo	$489,990	$228	75
4188 N Edessa Ave	0.43mi	5/2.5	2,385 (+3%)	1mo	$590,000	$247	75
6587 W Mattawa Dr	0.22mi	4/2.5 (-1)	2,169 (-6%)	1mo	$614,900	$283	73
6515 W Plateau Creek Dr	0.14mi	4/2.0 (-1)	2,126 (-8%)	2mo	$514,990	$242	72
4215 N Pindus Ave	0.35mi	4/2.5 (-1)	2,221 (-4%)	2mo	$550,000	$248	71
4668 N Alameda Creek Ave	0.30mi	4/3.5 (-1)	2,395 (+3%)	1mo	$649,900	$271	70
4174 N N Edessa Ave	0.43mi	4/2.5 (-1)	2,205 (-5%)	1mo	$479,900	$218	66
5903 W Mattawa Dr	0.49mi	4/2.0 (-1)	2,418 (+4%)	2mo	$609,000	$252	61
6210 W Drummond Dr	0.33mi	4/2.0 (-1)	1,979 (-15%)	0mo	$569,900	$288	53
5932 W Quintale Dr	0.52mi	6/3.5 (+1)	2,568 (+11%)	1mo	$635,000	$247	48
5483 W Astonte Dr	0.74mi	4/3.5 (-1)	2,598 (+12%)	1mo	$590,900	$227	36

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 · 4.21% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-100,863
• Equity at exit: $83,496

10-year hold

• IRR: -8.0%
• Equity multiple: 0.47×
• Total profit: $-83,522
• Equity at exit: $48,418

Cash invested: $156,797 (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 83646

• Home prices YoY: -33.6%
• Rents YoY: 4.2%
• Active inventory: 905
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $4,716 high
• Mortgage (P&I): −$2,937
• Tax est. 1.5%: −$700 /mo · $8,400/yr
• Insurance: −$233
• HOA: −$108
• Vacancy / Maint / Mgmt: −$990
• Net cashflow: $-252

Break-even live

Break-even rent $5,035

Max offer price $523,484

Occupancy floor —

Sensitivity live

Price	-10% $135	-5% $-59	+0% $-252	+5% $-446	+10% $-639
Rent	-10% $-625	-5% $-439	+0% $-252	+5% $-66	+10% $120
Rate	-1.0pp $30	-0.5pp $-110	base $-252	+0.5pp $-397	+1.0pp $-545

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: $139,998
• Closing costs: $16,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4289 N Glassford Ave Unit 1250678P Meridian, ID	4.0	2.0	2195	$5,366	$2.44	13d	1	0.16mi
6960 W Redwood Creek Dr Unit 1250677P Meridian, ID	5.0	2.5	2798	$6,915	$2.47	16d	1	0.22mi
6976 W Redwood Creek Dr Unit 1250676P Meridian, ID	6.0	2.5	2798	$6,937	$2.48	5d	1	0.23mi
7003 W Redwood Creek Dr Meridian, ID	4.0	2.0	2025	$2,650	$1.31	16d	1	0.25mi
5760 W Los Flores Dr Meridian, ID	4.0	2.0	1600	$2,245	$1.40	25d	1	0.63mi
5810 W Riva Capri St Meridian, ID	4.0	2.5	2150	$3,200	$1.49	5d	1	0.65mi
5280 W Grand Rapids St Unit 1324054P Meridian, ID	5.0	2.0	2023	$3,489	$1.72	13d	1	0.83mi
5133 N Willowside Ave Unit 1250602P Meridian, ID	4.0	2.5	2798	$5,236	$1.87	5d	1	1.06mi
5140 N Elmstone Ave Meridian, ID	4.0	2.5	2124	$2,745	$1.29	5d	1	1.20mi
5126 E Sylvan Hart Dr Unit 1322143P Nampa, ID	5.0	2.5	2992	$6,692	$2.24	16d	1	1.40mi
4612 W Wapoot St Meridian, ID	4.0	2.0	2095	$2,600	$1.24	25d	1	1.41mi

HOA detail

• Monthly dues: $108 · $1,296/yr
• Likely covers: gas

Listing history 4 events

1. 2026-05-11
   status Pending
2. 2026-03-25
   listed $559,990 Active
3. 2026-01-31
   historical
4. 2026-01-30
   listed $447,990 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: $56,593
• − Mortgage interest: −$31,368
• − Property taxes: −$8,400
• − Insurance: −$2,800
• − Repairs & maintenance: −$4,527
• − Management: −$4,527
• − HOA: −$1,296
• − Depreciation: −$16,291
• Taxable loss: −$12,617
• Est. tax savings @ 24.0%: +$3,028
• After-tax cash flow: $1/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 · 6 photos

Good 80/100 None rehab

This brand new home in Meridian, Idaho is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Add a smart home system — Improves convenience and adds value for buyers and renters.
• Both Install smart locks — Enhances security and adds value for buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Add a smart home system — Improves convenience and adds value for buyers and renters. ↑
• Both Install smart locks — Enhances security and adds value for buyers and renters. ↑

ⓘ 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: Joint School District No. 2
• NCES district ID: 1602100
• Math proficiency: 53% ▼ -6.00%
• Reading proficiency: 67% ▼ -1.00%
• Median HH income: $64,573
• Composite: 52.42/100
• National rank: #1576
• State rank: #11 of 92 in ID

Livability — Meridian

• Score: 82/100
• State rank: #10
• US rank: #1176

Category grades

Amenities B Commute A+ Cost of living D+ Crime A+ Employment A+ Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meridian, ID
• County: Ada County · 522,161 people
• City population: 138,302
• Metro: Boise City, ID
• Population (ZIP): 76,023
• Household income: $102,861
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 1017.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 9% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Portuguese 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -161.13%
• Current HPI: 318.2697
• Rent YoY: ▲ 4.21%
• 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

+25.0% since first listed

4 events — show timeline

• 2026-05-11 Pending — IMLS
• 2026-03-25 Listed $559,990 IMLS
• 2026-01-31 Listing Removed — IMLS
• 2026-01-30 Listed $447,990 IMLS