8301 Blue Heaven Ln #158 · Boise City, ID 83716

$167,900

4 bd · 2.0 ba · 1,716 sqft · Manufactured · 97 Days on market

Built 1995 Est $189k · 11% under ↓ 5% 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
• ARV discount +12.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this large 4 bedroom manufactured home in Blue Valley MHP Lakeside Community! This lovely, comfortable home has it all! An open concept, large windows, vaulted ceilings, skylight, wood stove, tile floors and baths, fully fenced with a big shed and 2 long driveways! Seller put in all new plumbing pipes, A/C, heatpump, master air, metal roof, new mini blinds throughout, and Ecobee thermostat. After walking through the home, go outside to enjoy the beautiful, well planned mature landscaping and floral gardens. The yard backs up to public land, is fully fenced with a dog run and private garden area, stamped concrete and a front porch. Start your day on the front porch to enjoy the morning sunrise on the front deck and in the evening to your private garden for a lengthy red sky sunset over the desert! Lot rent $560 mo.

Key facts

• Private backyard
• Primary suite
• East-facing deck

Tags

• OPEN-CONCEPT LAYOUT
• SPLIT-BEDROOM DESIGN
• PRIMARY SUITE
• EAST-FACING DECK
• PRIVATE BACKYARD
• STAMPED CONCRETE PATIO

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Home is in a mobile home park community

Exterior

• Parking:
• Security:
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot
• Construction: HardiPlank-type exterior; Metal roof; Crawl space foundation; Built in 1995
• Exterior features: Partial vinyl and wood fencing; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Built-in oven/range; Refrigerator; Breakfast bar
• Bedrooms: 4 bedrooms, all on the main level; Primary bedroom approx. 12 x 17; Bedroom 2 approx. 11 x 11; Bedroom 3 approx. 9 x 12; Bedroom 4 approx. 9 x 12
• Flooring: Tile; Carpet; Laminate
• Bathrooms: 2 bathrooms; Primary bathroom with double vanity
• Fireplace: Wood burning stove
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Master bedroom on main level; Guest room; Split bedroom floor plan; Double vanity; Walk-in closet(s); Breakfast bar; Laminate countertops
• Laundry & utility: Utility room on the main level; Electric water heater; Disposal

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $168k).
• Recommended offer: $153k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 $47k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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 $152,789 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.65% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.27%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $188,760
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8426 Blue Heaven #149 #149	0.08mi	4/2.0	1,536 (-10%)	3mo	$144,200	$94	77
8283 Blue Heaven	0.01mi	3/2.0 (-1)	1,512 (-12%)	10mo	$165,000	$109	66
2091 Blue Sage Lane #119 #119	0.21mi	3/2.0 (-1)	1,848 (+8%)	10mo	$118,000	$64	64
1984 Blue Spruce Lane #170 Ln	0.10mi	3/2.0 (-1)	1,512 (-12%)	9mo	$174,000	$115	63
8533 Blue Hill Lane #134 #134	0.15mi	3/2.0 (-1)	1,493 (-13%)	6mo	$174,000	$117	62
2312 Blue Lake Lane #70 #70	0.25mi	3/2.0 (-1)	1,493 (-13%)	4mo	$151,000	$101	58
2309 Blue Sage Lane #96 Ln	0.29mi	3/2.0 (-1)	1,492 (-13%)	10mo	$179,000	$120	52
2319 Blue Sage Lane #94 Ln	0.30mi	3/2.0 (-1)	1,493 (-13%)	12mo	$164,000	$110	49
2352 Blue Sage #91	0.30mi	3/2.0 (-1)	1,512 (-12%)	24mo	$208,900	$138	41

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: 22.1%
• Equity multiple: 1.92×
• Total profit: $43,437
• Equity at exit: $25,034

10-year hold

• IRR: 31.3%
• Equity multiple: 4.06×
• Total profit: $143,897
• Equity at exit: $14,517

Cash invested: $47,012 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,772 medium
• Mortgage (P&I): −$880
• Tax est. 1.5%: −$210 /mo · $2,518/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $1,029

Break-even live

Break-even rent $1,469

Max offer price $167,900

Occupancy floor 58%

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: $41,975
• Closing costs: $5,037
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $167,900 Active 97 DOM
2. 2026-06-17
   days on market $167,900 Active 96 DOM
3. 2026-06-16
   days on market $167,900 Active 95 DOM
4. 2026-06-15
   days on market $167,900 Active 94 DOM
5. 2026-06-13
   days on market $167,900 Active 92 DOM
6. 2026-06-10
   days on market $167,900 Active 89 DOM
7. 2026-06-09
   days on market $167,900 Active 88 DOM
8. 2026-06-08
   days on market $167,900 Active 87 DOM
9. 2026-06-07
   days on market $167,900 Active 86 DOM
10. 2026-06-05
    days on market $167,900 Active 83 DOM
11. 2026-06-03
    days on market $167,900 Active 82 DOM
12. 2026-06-03
    days on market $167,900 Active 81 DOM
13. 2026-06-01
    days on market $167,900 Active 80 DOM
14. 2026-05-31
    days on market $167,900 Active 79 DOM
15. 2026-05-04
    price $168,900
16. 2026-03-13
    listed $169,900 Active
17. 2025-12-15
    historical
18. 2025-09-18
    listed $189,900 Active
19. 2023-07-19
    soldstatus Sold 834-char remark

    Show marketing remark (834 chars)

    Come see this large 4 bedroom manufactured home in Blue Valley MHP Lakeside Community! This lovely, comfortable home has it all! An open concept, large windows, vaulted ceilings, skylight, wood stove, tile floors and baths, fully fenced with a big shed and 2 long driveways! Seller put in all new plumbing pipes, A/C, heatpump, master air, metal roof, new mini blinds throughout, and Ecobee thermostat. After walking through the home, go outside to enjoy the beautiful, well planned mature landscaping and floral gardens. The yard backs up to public land, is fully fenced with a dog run and private garden area, stamped concrete and a front porch. Start your day on the front porch to enjoy the morning sunrise on the front deck and in the evening to your private garden for a lengthy red sky sunset over the desert! Lot rent $560 mo.

20. 2023-07-08
    status Pending 834-char remark

    Show marketing remark (834 chars)

    Come see this large 4 bedroom manufactured home in Blue Valley MHP Lakeside Community! This lovely, comfortable home has it all! An open concept, large windows, vaulted ceilings, skylight, wood stove, tile floors and baths, fully fenced with a big shed and 2 long driveways! Seller put in all new plumbing pipes, A/C, heatpump, master air, metal roof, new mini blinds throughout, and Ecobee thermostat. After walking through the home, go outside to enjoy the beautiful, well planned mature landscaping and floral gardens. The yard backs up to public land, is fully fenced with a dog run and private garden area, stamped concrete and a front porch. Start your day on the front porch to enjoy the morning sunrise on the front deck and in the evening to your private garden for a lengthy red sky sunset over the desert! Lot rent $560 mo.

21. 2023-06-28
    listed $177,700 Active 834-char remark

    Show marketing remark (834 chars)

    Come see this large 4 bedroom manufactured home in Blue Valley MHP Lakeside Community! This lovely, comfortable home has it all! An open concept, large windows, vaulted ceilings, skylight, wood stove, tile floors and baths, fully fenced with a big shed and 2 long driveways! Seller put in all new plumbing pipes, A/C, heatpump, master air, metal roof, new mini blinds throughout, and Ecobee thermostat. After walking through the home, go outside to enjoy the beautiful, well planned mature landscaping and floral gardens. The yard backs up to public land, is fully fenced with a dog run and private garden area, stamped concrete and a front porch. Start your day on the front porch to enjoy the morning sunrise on the front deck and in the evening to your private garden for a lengthy red sky sunset over the desert! Lot rent $560 mo.

ⓘ 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: $33,258
• − Mortgage interest: −$9,405
• − Property taxes: −$2,518
• − Insurance: −$840
• − Repairs & maintenance: −$2,661
• − Management: −$2,661
• − Depreciation: −$4,884
• Taxable income: $10,290
• Est. tax owed @ 24.0%: −$2,470
• After-tax cash flow: $9,881/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

7 events — show timeline

• 2026-05-04 Price Changed $168,900 IMLS
• 2026-03-13 Listed $169,900 IMLS
• 2025-12-15 Listing Removed — IMLS
• 2025-09-18 Listed $189,900 IMLS
• 2023-07-19 Sold (MLS) — IMLS
• 2023-07-08 Pending — IMLS
• 2023-06-28 Listed $177,700 IMLS