5244 N North Glen Ln · Boise City, ID 83714

$74,900

2 bd · 2.0 ba · 980 sqft · Manufactured · 2 Days on market

Built 1993 Good condition Est $66k · 14% over

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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
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lot Rent $950 Discover an incredible opportunity in the sought-after 55+ community of Glenbrier Estates in NW Boise! This charming 1993 manufactured home offers both comfort and potential, waiting for your personal touch. As you enter through the covered porch, you're greeted by a spacious living room that seamlessly flows into the dining area, creating a warm and inviting space for gatherings. The home features 2 bedrooms and 2 full baths, including a relaxing bathtub perfect for unwinding. The kitchen boasts a breakfast bar and ample storage, while the dedicated laundry room comes with additional storage cabinets for added convenience. For those who love gardening or have hobbies, the shed is perfect for storing tools, making it easy to enjoy the adjacent community garden. The community clubhouse is a hub of activity, offering a pool table, meeting room, card games, and game nights. You can also join in the fun at potluck meetups to cheer on your Broncos on game day!

Key facts

• Open floor plan
• New flooring
• New interior paint

Tags

• NEW ROOF
• NEW WINDOWS
• NEW FLOORING
• NEW INTERIOR PAINT
• NEW SPRINKLER SYSTEM
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Builder: Nashua
• HOA & community: Located in a mobile home park and an over-55 community

Exterior

• Parking: RV access/parking
• Utilities: City water service; Sewer connected; Broadband internet available; Paved road access
• Home design: Mobile/manufactured home on a rented lot; Built in 1993; Architectural-style roof; Located in an age-restricted (55+) community
• Construction: Built in 1993
• Exterior features: Covered patio/deck; Storage shed; Auto sprinkler system; Small lot

Interior

• Kitchen: Dishwasher; Freestanding oven/range; Refrigerator
• Bedrooms: 2 bedrooms — both located on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Primary bedroom on the main level with an attached bath; Split bedroom layout; Breakfast bar; Laminate counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 18.0% 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: Pierce Park Elementary School (math 42% / reading 57%, grade D, #148 of 357 statewide, top 47%, 219 students, 27% FRL); Capital Senior High School (math 34% / reading 57%, grade D-, #59 of 169 statewide, top 35%, 1,220 students, 28% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 445 active listings in the ZIP; 14 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 $518 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 + 4.9% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.11% ✓
• Cap rate: 17.99%
• Cash-on-cash: 41.76%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $65,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7015 W Royal Glen Ln	0.09mi	2/1.5	972 (-1%)	1mo	$15,000	$15	91
5262 N North Glen Ln #43	0.00mi	2/1.0	938 (-4%)	0mo	$75,000	$80	89
6955 Royal Glen Ln	0.06mi	3/2.0 (+1)	924 (-6%)	9mo	$67,500	$73	75
6990 W Royal Glen Ln	0.09mi	2/1.0	938 (-4%)	15mo	$44,900	$48	72
5504 Glencrest Ln	0.07mi	2/2.0	1,044 (+6%)	18mo	$69,900	$67	71
5432 N Glencrest Ln	0.02mi	2/1.0	938 (-4%)	21mo	$30,000	$32	71
6971 Garden Glen Ln	0.09mi	2/2.0	1,056 (+8%)	18mo	$69,500	$66	68
5285 N Glen	0.07mi	2/1.0	840 (-14%)	2mo	$49,900	$59	67
7837 W Manassas	0.56mi	2/2.0	924 (-6%)	10mo	$50,000	$54	56
7008 Royal Glen Ln	0.10mi	2/2.0	840 (-14%)	20mo	$89,500	$107	55
5637 Fairfax Ln	0.67mi	2/1.0	924 (-6%)	1mo	$124,900	$135	54
7973 Manassas	0.64mi	2/1.0	924 (-6%)	9mo	$134,900	$146	49

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 40.5%
• Equity multiple: 2.78×
• Total profit: $37,401
• Equity at exit: $11,168

10-year hold

• IRR: 47.7%
• Equity multiple: 6.03×
• Total profit: $105,428
• Equity at exit: $6,476

Cash invested: $20,972 (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 83714

• Home prices YoY: -31.5%
• Rents YoY: 4.9%
• Active inventory: 445
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $730

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 49%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5497 N Pierce Park Ln Unit 79-202 Boise, ID	2.0	1.5	880	$1,395	$1.59	14d	1	0.26mi
5497 N Pierce Park Ln Unit 53-101 Boise, ID	2.0	1.5	880	$1,495	$1.70	14d	1	0.26mi
5497 N Pierce Park Ln Boise, ID	2.0	1.5	880	$1,445	$1.64	2d	3	0.26mi
6589 W Lucky Ln Boise, ID	2.0	2.0	1025	$1,450	$1.41	19d	1	0.38mi
7570 W State St Boise, ID	1.0–4.0	1.0–2.5	1236	$1,817	$1.47	2d	21	0.43mi
6474 W Lucky Ln Unit 12202 Boise, ID	2.0	2.0	1100	$1,500	$1.36	23d	1	0.45mi
4807 N Fortune Ln Unit 201 Boise, ID	2.0	2.0	925	$1,245	$1.35	14d	1	0.45mi
59515953 N Pierce Park Ln Unit 5951 Boise, ID	2.0	1.0	850	$1,450	$1.71	3d	1	0.49mi
6200 N River Pointe Ln Garden City, ID	1.0–3.0	1.0–2.0	1000	$2,416	$2.42	2d	8	0.73mi
6103 W State St Unit 6103-10 Garden City, ID	1.0	1.0	580	$1,150	$1.98	23d	1	0.85mi
6103 W State St Unit 6103-12 Boise, ID	2.0	1.0	825	$1,350	$1.64	23d	1	0.85mi
6043 W Port Pl Unit 104 Boise, ID	2.0	2.0	950	$1,345	$1.42	3d	1	0.86mi
8255 W Limelight St Boise, ID	1.0	1.0	724	$1,545	$2.13	2d	3	0.88mi
3950 N Cambria Way Boise, ID	2.0	1.0	863	$1,695	$1.96	23d	1	1.35mi

Listing history 7 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   listed $74,900 Active
3. 2024-08-23
   soldstatus Sold 983-char remark

   Show marketing remark (983 chars)

   Lot Rent $950 Discover an incredible opportunity in the sought-after 55+ community of Glenbrier Estates in NW Boise! This charming 1993 manufactured home offers both comfort and potential, waiting for your personal touch. As you enter through the covered porch, you're greeted by a spacious living room that seamlessly flows into the dining area, creating a warm and inviting space for gatherings. The home features 2 bedrooms and 2 full baths, including a relaxing bathtub perfect for unwinding. The kitchen boasts a breakfast bar and ample storage, while the dedicated laundry room comes with additional storage cabinets for added convenience. For those who love gardening or have hobbies, the shed is perfect for storing tools, making it easy to enjoy the adjacent community garden. The community clubhouse is a hub of activity, offering a pool table, meeting room, card games, and game nights. You can also join in the fun at potluck meetups to cheer on your Broncos on game day!

4. 2024-08-10
   status Pending 983-char remark

   Show marketing remark (983 chars)

   Lot Rent $950 Discover an incredible opportunity in the sought-after 55+ community of Glenbrier Estates in NW Boise! This charming 1993 manufactured home offers both comfort and potential, waiting for your personal touch. As you enter through the covered porch, you're greeted by a spacious living room that seamlessly flows into the dining area, creating a warm and inviting space for gatherings. The home features 2 bedrooms and 2 full baths, including a relaxing bathtub perfect for unwinding. The kitchen boasts a breakfast bar and ample storage, while the dedicated laundry room comes with additional storage cabinets for added convenience. For those who love gardening or have hobbies, the shed is perfect for storing tools, making it easy to enjoy the adjacent community garden. The community clubhouse is a hub of activity, offering a pool table, meeting room, card games, and game nights. You can also join in the fun at potluck meetups to cheer on your Broncos on game day!

5. 2024-07-31
   listed $49,900 Active 983-char remark

   Show marketing remark (983 chars)

   Lot Rent $950 Discover an incredible opportunity in the sought-after 55+ community of Glenbrier Estates in NW Boise! This charming 1993 manufactured home offers both comfort and potential, waiting for your personal touch. As you enter through the covered porch, you're greeted by a spacious living room that seamlessly flows into the dining area, creating a warm and inviting space for gatherings. The home features 2 bedrooms and 2 full baths, including a relaxing bathtub perfect for unwinding. The kitchen boasts a breakfast bar and ample storage, while the dedicated laundry room comes with additional storage cabinets for added convenience. For those who love gardening or have hobbies, the shed is perfect for storing tools, making it easy to enjoy the adjacent community garden. The community clubhouse is a hub of activity, offering a pool table, meeting room, card games, and game nights. You can also join in the fun at potluck meetups to cheer on your Broncos on game day!

6. 2023-12-19
   historical
7. 2023-11-03
   listed $75,000 Active

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,950
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$2,179
• Taxable income: $8,045
• Est. tax owed @ 24.0%: −$1,931
• After-tax cash flow: $6,828/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated manufactured home is move-in ready with a new roof, windows, and flooring, and is located in a peaceful 55+ community.

Value-add opportunities

• Both landscaping — enhances curb appeal and property value
• Both exterior paint — refreshes the home's appearance
• Both interior paint — updates the home's interior and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and property value ↑
• Both exterior paint — refreshes the home's appearance ↑
• Both interior paint — updates the home's interior and enhances curb appeal ↑

ⓘ 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: 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
• Metro: Boise City, ID
• Population (ZIP): 27,564
• Household income: $87,651
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 557.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 4% Portuguese 4%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 2% 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: ▼ -155.87%
• Current HPI: 339.0701
• Rent YoY: ▲ 4.87%
• 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

-0.1% since first listed

7 events — show timeline

• 2026-05-22 Pending — IMLS
• 2026-05-20 Listed $74,900 IMLS
• 2024-08-23 Sold (MLS) — IMLS
• 2024-08-10 Pending — IMLS
• 2024-07-31 Listed $49,900 IMLS
• 2023-12-19 Listing Removed — IMLS
• 2023-11-03 Listed $75,000 IMLS