4705 W Freemont · Boise City, ID 83706

$139,900

1 bd · 1.0 ba · 840 sqft · SingleFamily public records · 36 Days on market

Built 1985 3,963 sqft lot

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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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +5.2/10.0
• Rent growth +4.4/5.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Boise Bench Lifestyle—Without the Boise Bench Price Tucked into a convenient Boise location just minutes from some of the city’s most loved parks, this fully rebuilt 2-bedroom, 1-bath home offers a rare blend of comfort, simplicity, and access to the Boise lifestyle people move here for. Imagine morning walks through Morris Hill Park, afternoons along the Boise Greenbelt, or sunset picnics at Kathryn Albertson or Ann Morrison Park—all just a short drive away. When you head home, you’ll step into a thoughtfully redesigned space rebuilt from the frame up with modern touches and efficient living in mind. Inside the 952 sq ft layout, you’ll find marble tile counte

Key facts

• Fully rebuilt
• Ann morrison park
• Boise greenbelt

Tags

• MORRIS HILL PARK
• BOISE GREENBELT
• KATHRYN ALBERTSON PARK
• ANN MORRISON PARK
• FULLY REBUILT
• MODERN TOUCHES

Property features AI

Finance

• Other: Parcel identified by VIN GDB01D20803295

Exterior

• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Single-story (main level entry)
• Construction: Built in 1985; Metal roof
• Exterior features: Metal fencing; Small lot (~5,999 SF)

Interior

• Kitchen: Dishwasher; Freestanding oven/range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet
• Bathrooms: 1 bathroom
• Heating & cooling: Ductless/mini-split heating; Ductless/mini-split cooling
• Interior features: Great room; Breakfast bar; Tile countertops

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 D — 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: Jefferson Elementary School (math 17% / reading 22%, grade F, #346 of 357 statewide, top 97%, 215 students, 99% FRL); Borah Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,289 students, 25% FRL) — zoned schools average 62% FRL vs 33% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 49% district-wide (-16 pts) — the specific schools serving this property underperform the Boise Independent District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.5%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $967 of loan paydown is wiped out by about $4k 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 + 7.5% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $140k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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. 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?
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: 1.02% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $405,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4702 W Corporal St	0.25mi	2/1.0 (+1)	883 (+5%)	0mo	$425,000	$481	75
711 N Pond St	0.11mi	2/1.0 (+1)	792 (-6%)	8mo	$374,000	$472	74
428 N Purdue St	0.30mi	2/1.0 (+1)	796 (-5%)	14mo	$384,900	$484	61
4768 W Kendall St	0.34mi	2/1.0 (+1)	768 (-9%)	10mo	$399,900	$521	57
421 N Archer St	0.32mi	2/1.0 (+1)	724 (-14%)	4mo	$349,990	$483	54
5121 W Fairmont	0.33mi	2/1.0 (+1)	928 (+10%)	11mo	$354,000	$381	53
5212 W Denton	0.37mi	2/1.0 (+1)	900 (+7%)	15mo	$349,900	$389	53
121 N Roosevelt St	0.54mi	2/1.0 (+1)	883 (+5%)	16mo	$359,000	$407	48
4621 W Irving St	0.19mi	2/1.0 (+1)	718 (-14%)	17mo	$340,000	$474	48
215 N Garden St	0.38mi	2/1.0 (+1)	912 (+9%)	18mo	$448,500	$492	48
3919 W Alpine St	0.72mi	2/1.0 (+1)	808 (-4%)	16mo	$390,000	$483	42
102 S Cypress St	0.75mi	2/1.0 (+1)	787 (-6%)	10mo	$399,900	$508	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 · 7.52% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-8,713
• Equity at exit: $20,860

10-year hold

• IRR: 8.9%
• Equity multiple: 1.83×
• Total profit: $32,411
• Equity at exit: $12,096

Cash invested: $39,172 (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 83706

• Rents YoY: 7.5%
• Active inventory: 147
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$734
• Tax from tax record: −$226 /mo · $2,713/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $112

Break-even live

Break-even rent $1,289

Max offer price $139,900

Occupancy floor 87%

Sensitivity live

Price	-10% $191	-5% $151	+0% $112	+5% $72	+10% $32
Rent	-10% $-1	-5% $55	+0% $112	+5% $168	+10% $225
Rate	-1.0pp $182	-0.5pp $147	base $112	+0.5pp $75	+1.0pp $38

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
187 W Colby Ln Boise, ID	1.0	1.0	676	$1,195	$1.77	24d	1	0.42mi
5151 W Morris Hill Rd Boise, ID	1.0	1.0	520	$1,250	$2.40	3d	1	0.47mi
227 S Orchard St Boise, ID	2.0	2.0	993	$1,428	$1.44	3d	1	0.69mi
1680 N Phillippi St Boise, ID	1.0	1.0	450	$1,145	$2.54	24d	1	0.69mi
262 N Latah St Unit 101 Boise, ID	2.0	1.0	950	$1,150	$1.21	24d	1	0.72mi
5510 W Franklin Rd Boise, ID	2.0	2.0	797	$1,612	$2.02	3d	4	0.74mi
5453 W Franklin Rd Boise, ID	1.0	1.0	580	$1,324	$2.28	3d	2	0.79mi
223 S Phillippi St Boise, ID	2.0	1.0	1050	$1,375	$1.31	24d	1	0.83mi
6160 W Denton St Boise, ID	1.0–3.0	1.0–2.0	1033	$1,542	$1.49	15d	39	0.88mi
1689 Shoreline Dr Boise, ID	1.0	1.0	711	$1,574	$2.21	3d	1	0.95mi
365 N Whitewater Park Blvd Boise, ID	1.0–2.0	1.0	880	$1,824	$2.07	3d	4	0.96mi
3916 W Albion St Boise, ID	2.0	1.0	900	$1,400	$1.56	24d	1	1.01mi
6205 W Tierra Ln Apt 203 Boise, ID	2.0	1.0	940	$1,425	$1.52	24d	1	1.07mi
6315 W Chet Ln Unit 6307 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	24d	1	1.08mi
6315 W Chet Ln Unit 6315 102 Boise, ID	2.0	2.5	1050	$1,750	$1.67	3d	1	1.08mi
121 N Avenger Ln Unit 101 Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.08mi
6315 W Chet Ln Boise, ID	2.0	2.5	1050	$1,750	$1.67	15d	1	1.09mi
4840 Blaser Cir Boise, ID	2.0	1.0	925	$1,425	$1.54	19d	1	1.10mi
1105 N Liberty St Boise, ID	1.0–2.0	1.0	727	$1,599	$2.20	15d	4	1.10mi
3211 W Hamilton St Boise, ID	1.0	1.0	1000	$1,300	$1.30	12d	1	1.13mi
2419 W Fairview Ave Boise, ID	1.0–3.0	1.0–2.0	826	$1,026	$1.24	24d	1	1.13mi
221 N Liberty St Boise, ID	2.0	1.5	1026	$1,550	$1.51	15d	1	1.14mi
811 S Phillippi St Unit 811 Boise, ID	2.0	1.0	915	$1,195	$1.31	24d	1	1.14mi
4980 W Camas St Boise, ID	1.0	1.0	576	$1,095	$1.90	24d	1	1.15mi
1411 N Liberty St Boise, ID	2.0–4.0	1.5–2.0	1630	$1,620	$0.99	24d	1	1.18mi
1408 N Raymond St Boise, ID	1.0	1.0	740	$1,195	$1.61	24d	1	1.22mi
1428 N Raymond St Unit 1408 104 Boise, ID	1.0	1.0	740	$1,195	$1.61	24d	1	1.24mi
6652 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.24mi
1406 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	3d	1	1.26mi
6641 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.26mi
5140 W Kootenai St Unit 10 Boise, ID	1.0	1.0	560	$1,045	$1.87	24d	1	1.28mi
1407 N Fry Ln Boise, ID	2.0	2.0	1000	$1,450	$1.45	3d	1	1.28mi
6660 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.28mi
6677 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.29mi
6758 W Clinton Ln Boise, ID	2.0	1.0	900	$1,345	$1.49	24d	1	1.30mi
6724 W Irving St Boise, ID	2.0	2.0	1000	$1,450	$1.45	12d	1	1.30mi
950 N Allumbaugh St Boise, ID	2.0	1.0	902	$1,505	$1.67	3d	2	1.30mi
952 S Curtis Rd Boise, ID	2.0	1.5	912	$1,650	$1.81	3d	1	1.31mi
6739 W Colehaven Dr Boise, ID	2.0	2.0	1000	$1,450	$1.45	24d	1	1.32mi
1677 N Raymond St Boise, ID	1.0	1.0	685	$1,395	$2.04	24d	1	1.33mi

Listing history 18 events

1. 2026-06-18
   days on market $139,900 Active 36 DOM
2. 2026-06-17
   days on market $139,900 Active 35 DOM
3. 2026-06-16
   days on market $139,900 Active 34 DOM
4. 2026-06-15
   days on market $139,900 Active 33 DOM
5. 2026-06-13
   days on market $139,900 Active 31 DOM
6. 2026-06-10
   days on market $139,900 Active 28 DOM
7. 2026-06-09
   days on market $139,900 Active 27 DOM
8. 2026-06-08
   days on market $139,900 Active 26 DOM
9. 2026-06-07
   days on market $139,900 Active 25 DOM
10. 2026-06-05
    days on market $139,900 Active 22 DOM
11. 2026-06-03
    days on market $139,900 Active 21 DOM
12. 2026-06-03
    days on market $139,900 Active 20 DOM
13. 2026-06-01
    days on market $139,900 Active 19 DOM
14. 2026-05-31
    days on market $139,900 Active 18 DOM
15. 2026-05-08
    listed $150,000 Active
16. 2026-04-10
    historical
17. 2026-03-27
    listed $150,000 Active
18. 1990-05-01
    soldstatus $46,500

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

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $2,713 · $226/mo
• Projected year-2 tax: $2,713 · $226/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $17,159
• − Mortgage interest: −$7,837
• − Property taxes: −$2,713
• − Insurance: −$700
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$4,070
• Taxable loss: −$906
• Est. tax savings @ 24.0%: +$217
• After-tax cash flow: $1,556/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): 35,524
• Household income: $82,893
• Rent vs Own: 52.0% rent · 48.0% own
• Severe rent burden: 1732.0

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% Hispanic / Latino 9% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Portuguese 3% Slovak 3%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -423.83%
• Current HPI: 361.4012
• Rent YoY: ▲ 7.52%
• 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

+222.6% since first listed

4 events — show timeline

• 2026-05-08 Listed $150,000 IMLS
• 2026-04-10 Listing Removed — IMLS
• 2026-03-27 Listed $150,000 IMLS
• 1990-05-01 Sold (Public Records) $46,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,713 · +10.3% YoY. Source: county tax records.