2960 N Linda Vista Ln · Boise City, ID 83704

$56,000

5 bd · 2.0 ba · 2,116 sqft · SingleFamily public records · 90 Days on market

Built 2023

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable remodeled living in Boise! Calling all investors! This house has been completely remodeled inside with all new drywall and texture throughout, new paint, flooring, all new kitchen cabinets, brand new faucets, sinks, lighting, vinyl flooring in high traffic areas and 8lb pad and new carpet in living area and beds. The kitchen comes with brand new stainless appliances; refrigerator, stove, and dishwasher. Enjoy the nice sized yard with TONS of extra parking space both under carport and close to the home. You can't beat the price in Ada county! Space rent is only $650 and includes water. Heating system is brand new installed in December 2022. Investors are welcome to purchase

Key facts

• Adu
• Appliances included
• Move in ready

Tags

• ADU
• MOVE IN READY
• APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• Recommended offer: $53k (6.0% below list) — sets the bar for market timing.
• Cap rate 37.5% 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.
• Market conditions: Rents rising (+1.9%/yr); 193 active listings in the ZIP; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).
• This rent runs 38% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $387 of loan paydown is wiped out by about $2k 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 + 1.9% rent growth), your $16k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $3k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $52,640 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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: 4.16% ✓
• Cap rate: 37.45%
• Cash-on-cash: 111.28%
• DSCR: 5.95
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $495,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8904 W Canterbury St	0.39mi	5/2.0	2,080 (-2%)	7mo	$449,990	$216	73
9942 Lancelot	0.29mi	4/2.0 (-1)	2,080 (-2%)	12mo	$452,700	$218	69
9676 W Toni St	0.23mi	4/3.0 (-1)	1,933 (-9%)	3mo	$489,900	$253	63
3819 N Jackie Ln	0.54mi	4/2.5 (-1)	2,065 (-2%)	6mo	$539,000	$261	58
2163 N Workland	0.62mi	4/2.0 (-1)	2,040 (-4%)	2mo	$424,990	$208	58
3577 N Jullion St	0.47mi	6/3.0 (+1)	2,034 (-4%)	5mo	$425,000	$209	58
9486 W Atmore Dr	0.49mi	4/3.0 (-1)	2,292 (+8%)	4mo	$475,000	$207	50
3700 N Rugby	0.71mi	5/2.0	2,392 (+13%)	1mo	$510,000	$213	44
3823 N Jackie Ln	0.55mi	4/3.5 (-1)	1,921 (-9%)	7mo	$514,000	$268	42
10470 Shadybrook Dr	0.74mi	4/2.5 (-1)	1,928 (-9%)	3mo	$565,000	$293	41
3707 N Jullion Way	0.53mi	4/3.0 (-1)	2,347 (+11%)	10mo	$549,900	$234	40
8425 W Canterbury Dr	0.68mi	4/2.0 (-1)	1,822 (-14%)	11mo	$448,500	$246	31

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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.17×
• Total profit: $81,137
• Equity at exit: $8,350

10-year hold

• IRR: —
• Equity multiple: 12.50×
• Total profit: $180,259
• Equity at exit: $4,842

Cash invested: $15,680 (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 83704

• Rents YoY: 1.9%
• Active inventory: 193
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,331 medium
• Mortgage (P&I): −$294
• Tax est. 1.5%: −$70 /mo · $840/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $1,454

Break-even live

Break-even rent $490

Max offer price $56,000

Occupancy floor 33%

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-03
   days on market $56,000 Active 90 DOM
2. 2026-06-03
   days on market $56,000 Active 89 DOM
3. 2026-06-01
   days on market $56,000 Active 88 DOM
4. 2026-05-31
   days on market $56,000 Active 87 DOM
5. 2026-03-18
   price $56,000
6. 2026-03-05
   listed $59,000 Active
7. 2024-07-01
   soldstatus Sold 692-char remark

   Show marketing remark (692 chars)

   Affordable remodeled living in Boise! Calling all investors! This house has been completely remodeled inside with all new drywall and texture throughout, new paint, flooring, all new kitchen cabinets, brand new faucets, sinks, lighting, vinyl flooring in high traffic areas and 8lb pad and new carpet in living area and beds. The kitchen comes with brand new stainless appliances; refrigerator, stove, and dishwasher. Enjoy the nice sized yard with TONS of extra parking space both under carport and close to the home. You can't beat the price in Ada county! Space rent is only $650 and includes water. Heating system is brand new installed in December 2022. Investors are welcome to purchase

8. 2024-06-17
   status Pending 692-char remark

   Show marketing remark (692 chars)

   Affordable remodeled living in Boise! Calling all investors! This house has been completely remodeled inside with all new drywall and texture throughout, new paint, flooring, all new kitchen cabinets, brand new faucets, sinks, lighting, vinyl flooring in high traffic areas and 8lb pad and new carpet in living area and beds. The kitchen comes with brand new stainless appliances; refrigerator, stove, and dishwasher. Enjoy the nice sized yard with TONS of extra parking space both under carport and close to the home. You can't beat the price in Ada county! Space rent is only $650 and includes water. Heating system is brand new installed in December 2022. Investors are welcome to purchase

9. 2024-05-06
   historical
10. 2024-03-08
    status Active
11. 2024-02-07
    status Pending
12. 2023-10-12
    listed $52,000 Active 692-char remark

    Show marketing remark (692 chars)

    Affordable remodeled living in Boise! Calling all investors! This house has been completely remodeled inside with all new drywall and texture throughout, new paint, flooring, all new kitchen cabinets, brand new faucets, sinks, lighting, vinyl flooring in high traffic areas and 8lb pad and new carpet in living area and beds. The kitchen comes with brand new stainless appliances; refrigerator, stove, and dishwasher. Enjoy the nice sized yard with TONS of extra parking space both under carport and close to the home. You can't beat the price in Ada county! Space rent is only $650 and includes water. Heating system is brand new installed in December 2022. Investors are welcome to purchase

13. 2023-10-12
    listed $52,000 Active

    Show marketing remark (692 chars)

    Affordable remodeled living in Boise! Calling all investors! This house has been completely remodeled inside with all new drywall and texture throughout, new paint, flooring, all new kitchen cabinets, brand new faucets, sinks, lighting, vinyl flooring in high traffic areas and 8lb pad and new carpet in living area and beds. The kitchen comes with brand new stainless appliances; refrigerator, stove, and dishwasher. Enjoy the nice sized yard with TONS of extra parking space both under carport and close to the home. You can't beat the price in Ada county! Space rent is only $650 and includes water. Heating system is brand new installed in December 2022. Investors are welcome to purchase

14. 2023-10-01
    historical
15. 2023-06-14
    price $48,000
16. 2023-04-07
    listed $52,000 Active
17. 2020-07-17
    soldstatus
18. 2003-11-20
    soldstatus
19. 2003-11-20
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,966
• − Mortgage interest: −$3,137
• − Property taxes: −$840
• − Insurance: −$280
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$1,629
• Taxable income: $17,606
• Est. tax owed @ 24.0%: −$4,225
• After-tax cash flow: $13,224/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): 42,719
• Household income: $73,390
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 1415.0

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% Hispanic / Latino 14% Two or more races 9% Asian 2% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Portuguese 3% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -393.15%
• Current HPI: 379.0934
• Rent YoY: ▲ 1.95%
• 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

+7.7% since first listed

15 events — show timeline

• 2026-03-18 Price Changed $56,000 ForSaleByOwner.com
• 2026-03-05 Listed $59,000 ForSaleByOwner.com
• 2024-07-01 Sold (MLS) — IMLS
• 2024-06-17 Pending — IMLS
• 2024-05-06 Listing Removed — IMLS
• 2024-03-08 Relisted — IMLS
• 2024-02-07 Pending — IMLS
• 2023-10-12 Listed $52,000 IMLS
• 2023-10-12 Listed $52,000 IMLS
• 2023-10-01 Listing Removed — IMLS
• 2023-06-14 Price Changed $48,000 IMLS
• 2023-04-07 Listed $52,000 IMLS
• 2020-07-17 Sold (Public Records) — Public Records
• 2003-11-20 Sold (Public Records) — Public Records
• 2003-11-20 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $25,461 · +3.6% YoY. Source: county tax records.