700 Fairview Ave #73 · Meridian, ID 83642

$110,000

3 bd · 1.0 ba · 924 sqft · Manufactured · 20 Days on market

Built 1972 Fair condition Est $98k · 12% 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 +5.2/10.0
• Livability +4.1/5.0
• Rent growth +3.5/5.0
• Condition / age +2.2/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated in the heart of Meridian, Idaho is an affordable home in the family friendly neighborhood of Fairview terrace estates. This home has a large fenced in yard, and no rear neighbors. Home needs your love and vision on the inside, but the windows, siding, paint, skirt, and carport are all newer within the last 5 years. Come make this yours! Space rent will be $699/month for new owners

Key facts

• Clubhouse available
• Picnic area
• Community amenities

Tags

• THE VILLAGE AT MERIDIAN
• COMMUNITY AMENITIES
• CLUBHOUSE AVAILABLE
• PICNIC AREA
• PLAYGROUND

Property features AI

Finance

• HOA & community: Community pool

Exterior

• Parking: Carport (2 covered spaces)
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1972; Located in Fairview Terrace Estates
• Construction: Metal roof
• Exterior features: Full metal fencing; Community pool; Manual sprinkler system; Located in a mobile home park; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Built-in oven/range; Refrigerator; Solid surface counters
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Solid surface counters
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.1% in Meridian — 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 82/100 on livability (#10 in ID, #1,176 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D+.
• 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: Chief Joseph School of The Arts (math 62% / reading 70%, grade B+, #37 of 357 statewide, top 11%, 521 students, 42% FRL); Meridian Academy (math 10% / reading 30%, grade F, #141 of 169 statewide, top 87%, 171 students, 40% FRL) — zoned schools average 41% FRL vs 23% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 43% at this address vs 60% district-wide (-17 pts) — the specific schools serving this property underperform the Joint School District No. 2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.8%/yr); 748 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $761 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 + 3.8% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.56% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.12%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $97,944
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 E Fairview Ave #106	0.07mi	3/2.0	1,040 (+13%)	8mo	$120,000	$115	65
700 E Fairview Ave #31	0.08mi	2/2.0 (-1)	826 (-11%)	9mo	$74,900	$91	62
424 W Cherry Ln #14	0.71mi	2/2.0 (-1)	924 (0%)	13mo	$97,900	$106	47
314 W Cherry Ln #30	0.66mi	2/2.0 (-1)	924 (0%)	22mo	$94,900	$103	42
424 W Cherry Ln #81	0.73mi	2/2.0 (-1)	990 (+7%)	21mo	$115,000	$116	28

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 · 3.84% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 1.70×
• Total profit: $21,449
• Equity at exit: $16,401

10-year hold

• IRR: 26.2%
• Equity multiple: 3.39×
• Total profit: $73,534
• Equity at exit: $9,511

Cash invested: $30,800 (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 83642

• Rents YoY: 3.8%
• Active inventory: 748
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,713 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $593

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 60%

Sensitivity live

Price	-10% $669	-5% $631	+0% $593	+5% $555	+10% $517
Rent	-10% $458	-5% $526	+0% $593	+5% $661	+10% $729
Rate	-1.0pp $649	-0.5pp $621	base $593	+0.5pp $565	+1.0pp $536

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1440 N Locust Grove Rd Meridian, ID	2.0–3.0	2.5–3.0	1112	$2,275	$2.04	3d	9	0.64mi
1905 E Wilson Ln Unit 286-A Meridian, ID	2.0	1.0	873	$1,395	$1.60	24d	1	0.75mi
1905 E Wilson Ln Unit 286-B Meridian, ID	2.0	1.0	873	$1,395	$1.60	3d	1	0.75mi
1927 E Wilson Ln Meridian, ID	2.0	1.0	873	$1,395	$1.60	19d	1	0.75mi
1949 E Wilson Ln Unit D Meridian, ID	2.0	1.0	873	$1,245	$1.43	3d	1	0.77mi
511 W Pine Ave Unit D Meridian, ID	2.0	1.0	700	$1,195	$1.71	3d	1	0.95mi
1350 N Webb Way Meridian, ID	1.0–3.0	1.0–2.0	975	$4,819	$4.94	24d	1	0.95mi
537 W Idaho Ave Meridian, ID	2.0	1.5	1000	$1,500	$1.50	14d	1	1.00mi
539 W Idaho Ave Meridian, ID	2.0	1.5	1100	$1,500	$1.36	15d	1	1.00mi
100 S Locust Grove Rd Meridian, ID	2.0	2.0	1000	$1,550	$1.55	3d	1	1.23mi
100 S Locust Grove Rd Meridian, ID	2.0	2.0	1000	$1,475	$1.48	11d	1	1.23mi
3104 N Venable Ln Meridian, ID	1.0–3.0	1.0–2.5	1164	$2,595	$2.23	3d	17	1.24mi
1033 W Pine Ave Apt 3 Meridian, ID	2.0	2.0	1014	$1,401	$1.38	3d	1	1.28mi
1069 W Pine Ave #3 Meridian, ID	2.0	2.0	1014	$1,496	$1.48	3d	1	1.30mi
100 S Locust Grove Rd Unit 103 Meridian, ID	2.0	2.0	1000	$1,475	$1.48	12d	1	1.31mi
1374 W Sandalwood Dr Meridian, ID	2.0	1.0	795	$1,295	$1.63	15d	1	1.33mi

Listing history 13 events

1. 2026-06-18
   days on market $110,000 Active 20 DOM
2. 2026-06-17
   days on market $110,000 Active 19 DOM
3. 2026-06-16
   days on market $110,000 Active 18 DOM
4. 2026-06-15
   days on market $110,000 Active 17 DOM
5. 2026-06-13
   days on market $110,000 Active 15 DOM
6. 2026-06-10
   days on market $110,000 Active 12 DOM
7. 2026-06-09
   days on market $110,000 Active 11 DOM
8. 2026-06-08
   days on market $110,000 Active 10 DOM
9. 2026-06-07
   days on market $110,000 Active 9 DOM
10. 2026-06-03
    days on market $110,000 Active 5 DOM
11. 2026-06-03
    days on market $110,000 Active 4 DOM
12. 2026-06-01
    days on market $110,000 Active 3 DOM
13. 2026-05-31
    days on market $110,000 Active 2 DOM

ⓘ 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: $20,559
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$3,200
• Taxable income: $5,708
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $5,750/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 · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with potential for significant value increase through cosmetic updates and improvements.

Repairs flagged

• Minor Carpet — Worn and needs replacement.
• Minor Kitchen Countertops — Scratched and could be replaced with a more durable material.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can improve curb appeal and value.
• Both Replace the carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value.
• Both Install new kitchen countertops — New countertops can improve functionality and aesthetics, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Carpet · Worn and needs replacement.	Minor	$500–3,000
Kitchen Countertops · Scratched and could be replaced with a more durable material.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint can improve curb appeal and value. ↑
• Both Replace the carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value. ↑
• Both Install new kitchen countertops — New countertops can improve functionality and aesthetics, enhancing both resale and rental value. ↑

ⓘ 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: 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 — Meridian

• Score: 82/100
• State rank: #10
• US rank: #1176

Category grades

Amenities B Commute A+ Cost of living D+ Crime A+ Employment A+ Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meridian, ID
• County: Ada County · 522,161 people
• City population: 138,302
• Metro: Boise City, ID
• Population (ZIP): 62,279
• Household income: $96,909
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1574.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 3% Slovak 3% Lithuanian 3%
• Foreign-born: 5% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -178.45%
• Current HPI: 321.2588
• Rent YoY: ▲ 3.84%
• 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

+37.5% since first listed

9 events — show timeline

• 2026-05-29 Listed $110,000 IMLS
• 2025-03-31 Sold (MLS) — IMLS
• 2025-03-28 Pending — IMLS
• 2025-03-25 Listed $65,000 IMLS
• 2022-08-18 Sold (MLS) — IMLS
• 2022-07-23 Pending — IMLS
• 2022-07-16 Relisted — IMLS
• 2022-06-03 Pending — IMLS
• 2022-06-01 Listed $80,000 IMLS