241 N Checola Cir · Boise City, ID 83713

$99,000

2 bd · 2.0 ba · 938 sqft · Manufactured · 139 Days on market

Built 1977 Est $72k · 37% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming manufactured home, nestled in the highly desirable 55+ gated community of West Meadows Estates. From the moment you step inside, you’ll notice the thoughtful layout, abundant natural light, and meticulous care throughout. The open-concept design offers plenty of storage and upscale finishes. Upgrades include modern fixtures, a new walk-in shower with power grout, a resealed roof, new flooring, and fresh paint. Each bedroom is generously sized, featuring spacious closets, ceiling fans, and ample storage. Outside, enjoy serene surroundings, a fenced yard, and undeniable curb appeal, perfect for relaxing. Conveniently located near shopping, dining, and entertainm

Key facts

• Gated community
• Open-concept design
• Fenced yard

Tags

• GATED COMMUNITY
• OPEN-CONCEPT DESIGN
• MODERN FIXTURES
• WALK-IN SHOWER
• RESEALED ROOF
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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.
• 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: Ustick Elementary School (math 32% / reading 37%, grade F, #272 of 357 statewide, top 80%, 357 students, 60% FRL); Centennial High School (math 53% / reading 76%, grade B-, #10 of 169 statewide, top 7%, 1,931 students, 22% FRL) — zoned schools average 41% FRL vs 23% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 135 active listings in the ZIP; 13 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 $684 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 + 4.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.57% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.58%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $72,226
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Meadowland Cir	0.22mi	2/2.0	924 (-2%)	1mo	$46,500	$50	87
376 Bonanza St	0.05mi	3/1.5 (+1)	935 (-0%)	6mo	$49,900	$53	85
558 Silver City Dr	0.25mi	2/2.0	924 (-2%)	2mo	$39,900	$43	84
425 Mesquite	0.19mi	3/2.0 (+1)	924 (-2%)	0mo	$54,990	$60	83
145 N Rainbow Dr	0.10mi	2/1.0	968 (+3%)	5mo	$78,500	$81	82
424 W Mesquite	0.18mi	3/1.5 (+1)	924 (-2%)	7mo	$78,000	$84	76
618 Empress St	0.31mi	2/2.0	975 (+4%)	4mo	$74,700	$77	76
358 Bonanza Dr	0.08mi	2/1.0	840 (-10%)	2mo	$80,000	$95	74
329 Oak Cir	0.06mi	2/1.0	1,022 (+9%)	8mo	$76,900	$75	71
505 Greenleaf	0.31mi	3/2.0 (+1)	980 (+4%)	6mo	$85,000	$87	68
315 Driftwood Rd	0.14mi	2/2.0	1,056 (+13%)	7mo	$115,000	$109	67
10369 W Florence Ln	0.26mi	3/2.0 (+1)	1,064 (+13%)	3mo	$75,000	$70	58

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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.73×
• Total profit: $20,270
• Equity at exit: $14,761

10-year hold

• IRR: 27.0%
• Equity multiple: 3.49×
• Total profit: $69,105
• Equity at exit: $8,560

Cash invested: $27,720 (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 83713

• Home prices YoY: -26.5%
• Rents YoY: 4.0%
• Active inventory: 135
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $545

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 60%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	12d	1	0.49mi
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	3d	4	0.51mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	14d	1	0.63mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	23d	1	0.68mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	3d	5	1.06mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$1,920	$2.02	3d	14	1.23mi
10887 W Ustick Rd Boise, ID	2.0–3.0	1.0–2.0	874	$1,345	$1.54	3d	3	1.33mi
10811 W Ustick Rd Boise, ID	2.0	1.0	794	$1,345	$1.69	21d	1	1.35mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	21d	1	1.37mi
10222 W Ustick Rd Boise, ID	2.0	2.0	1010	$1,575	$1.56	23d	1	1.43mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	14d	1	1.45mi
9056 W Sigmont Ln Unit 201 Boise, ID	2.0	2.0	900	$1,300	$1.44	14d	1	1.48mi
8443 W Rifleman St Unit 8443 Boise, ID	2.0	1.0	846	$1,900	$2.25	3d	1	1.49mi

Listing history 2 events

1. 2026-04-02
   status Pending
2. 2025-11-14
   listed $99,000 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: $18,666
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$2,880
• Taxable income: $5,274
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $5,271/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: 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 — 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): 31,549
• Household income: $91,295
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 805.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 10% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -122.31%
• Current HPI: 338.9271
• Rent YoY: ▲ 4.01%
• 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

2 events — show timeline

• 2026-04-02 Pending — IMLS
• 2025-11-14 Listed $99,000 IMLS