10606 W Macaw Ln, #30 · Boise City, ID 83713

$79,000

2 bd · 2.0 ba · 710 sqft · Manufactured · 109 Days on market

Manufactured home Built 2018 Good condition Garage $111/sqft · 61% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Manufactured-home adj. -6.0

Listing remarks MLS

Super nice 6 year old 2 bedroom 2 bath manufactured home built by Fleetwood located in Arrowrock, one of Boise's premier manufactured home communities. This community is family-friendly, pet-friendly, offers a range of exciting amenities designed to enhance your living experience, including a resident clubhouse that is a perfect place to relax and socialize where you can unwind in the lounging area or challenge your friends to a game of billiards. The community green spaces provide a tranquil retreat, and the dedicated onsite staff is always available to assist its residents. This nice home offers a covered 1 car carport plus a covered walkway all the way to the front door, a great split bedroom floorplan with 2 bedrooms and 2 full baths, full window blinds, and a nice laundry room. All kitchen appliances are included! Space rent is $995/mo - 1ST 3 MONTHS OF SPACE RENT IS FREE FOR A LIMITED TIME!

Key facts

• Covered carport
• Covered walkway
• Full window blinds

Tags

• COMMUNITY GREEN SPACES
• DEDICATED ONSITE STAFF
• COVERED CARPORT
• COVERED WALKWAY
• SPLIT BEDROOM FLOORPLAN
• FULL WINDOW BLINDS

🏷️ Possibly a rental listed for sale. The $79,000 price doesn't fit this home's estimated sale value (~$204,900) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 2.8% 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.
• 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: Eliza Hart Spalding Stem Academy (math 65% / reading 65%, grade B+, #41 of 357 statewide, top 12%, 678 students, 17% FRL); Lewis & Clark Middle School (math 44% / reading 64%, grade B-, #20 of 109 statewide, top 19%, 882 students, 32% FRL); Centennial High School (math 53% / reading 76%, grade B-, #10 of 169 statewide, top 7%, 1,931 students, 22% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents rising fast (+4.0%/yr); 271 active listings in the ZIP; solid renter incomes; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).
• This rent is only 15% of the median local income ($91k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 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 + 4.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.49% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.78%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $204,900
• List price: $79,000
• Delta: -61.44%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10606 W Macaw Ln #30	0.00mi	2/2.0	710 (0%)	16mo	$67,000	$94	86
2710 N Pilgrim Ln	0.50mi	2/1.0	746 (+5%)	0mo	$84,900	$114	64
10630 W Macaw Ln	0.06mi	2/1.0	840 (+18%)	13mo	$11,000	$13	58
10600 W Abram Ln #71	0.08mi	2/2.0	849 (+20%)	19mo	$111,000	$131	56
10866 W Palm Dr	0.18mi	3/1.0 (+1)	840 (+18%)	6mo	$204,900	$244	52
368 Bonanza St	1.10mi	2/2.0	784 (+10%)	16mo	$125,000	$159	34
389 W Silver City Dr	1.07mi	2/2.0	784 (+10%)	24mo	$118,000	$151	28
3621 N Patricia Ln	0.98mi	2/1.0	840 (+18%)	16mo	$49,900	$59	22

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: 14.3%
• Equity multiple: 1.58×
• Total profit: $12,818
• Equity at exit: $11,779

10-year hold

• IRR: 23.8%
• Equity multiple: 3.16×
• Total profit: $47,702
• Equity at exit: $6,830

Cash invested: $22,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 1 under contract
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $64,000 ($80/sqft)
• Median days on market: 30 d
• This list price: 86% of active listings are priced below it
• ARV vs active asking: +259.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 83713

• Home prices YoY: -26.5%
• Rents YoY: 4.0%
• Active inventory: 271
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $383

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 62%

Sensitivity live

Price	-10% $438	-5% $410	+0% $383	+5% $356	+10% $328
Rent	-10% $290	-5% $337	+0% $383	+5% $429	+10% $476
Rate	-1.0pp $423	-0.5pp $403	base $383	+0.5pp $363	+1.0pp $342

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: $19,750
• Closing costs: $2,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Attached garageCarport (1 space)Finished driveway1 covered parking space
• Utilities: City water serviceSewer connectedCable connectedBroadband internet available
• Home design: Mobile/manufactured home on a rented lotBuilt by FleetwoodYear built: 2018
• Construction: Frame construction with wood sidingComposition roof with architectural style
• Exterior features: Partial fencing with block/brick/stone, metal, and vinyl sectionsStorage shedCorner lotLocated in a mobile home parkPrivate paved road frontage

Interior

• Kitchen: Kitchen on the main level (approx. 8 x 10)DishwasherDisposalMicrowaveFreestanding oven/rangeRefrigeratorLaminate counters
• Bedrooms: Primary bedroom on the main level (approx. 10 x 10)Second bedroom on the main level (approx. 8 x 11)
• Flooring: CarpetVinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced air heatingCentral air conditioning
• Interior features: Bath in the primary bedroomSplit bedroom layoutLaminate countertops
• Laundry & utility: Washer and dryer includedUtility room on the main level (approx. 5 x 8)Electric water heater (tank)

Listing history 50 events

1. 2026-09-24
   days on market $79,000 Active 109 DOM
2. 2026-09-23
   days on market $79,000 Active 108 DOM
3. 2026-09-22
   days on market $79,000 Active 107 DOM
4. 2026-09-21
   days on market $79,000 Active 106 DOM
5. 2026-09-20
   days on market $79,000 Active 105 DOM
6. 2026-09-19
   days on market $79,000 Active 104 DOM
7. 2026-09-18
   days on market $79,000 Active 103 DOM
8. 2026-09-17
   days on market $79,000 Active 102 DOM
9. 2026-09-16
   days on market $79,000 Active 101 DOM
10. 2026-09-15
    days on market $79,000 Active 100 DOM
11. 2026-09-14
    days on market $79,000 Active 99 DOM
12. 2026-09-13
    days on market $79,000 Active 98 DOM
13. 2026-09-12
    days on market $79,000 Active 97 DOM
14. 2026-09-11
    days on market $79,000 Active 96 DOM
15. 2026-09-05
    days on market $79,000 Active 90 DOM
16. 2026-09-04
    days on market $79,000 Active 89 DOM
17. 2026-09-03
    days on market $79,000 Active 88 DOM
18. 2026-08-31
    days on market $79,000 Active 85 DOM
19. 2026-08-30
    days on market $79,000 Active 84 DOM
20. 2026-08-29
    days on market $79,000 Active 83 DOM
21. 2026-08-28
    days on market $79,000 Active 82 DOM
22. 2026-08-27
    days on market $79,000 Active 81 DOM
23. 2026-08-26
    days on market $79,000 Active 80 DOM
24. 2026-08-25
    days on market $79,000 Active 79 DOM
25. 2026-08-24
    days on market $79,000 Active 78 DOM
26. 2026-08-23
    days on market $79,000 Active 77 DOM
27. 2026-08-22
    days on market $79,000 Active 76 DOM
28. 2026-08-21
    days on market $79,000 Active 75 DOM
29. 2026-08-20
    days on market $79,000 Active 74 DOM
30. 2026-08-19
    days on market $79,000 Active 73 DOM
31. 2026-08-18
    days on market $79,000 Active 72 DOM
32. 2026-08-16
    days on market $79,000 Active 70 DOM
33. 2026-08-15
    days on market $79,000 Active 69 DOM
34. 2026-08-15
    days on market $79,000 Active 68 DOM
35. 2026-08-13
    days on market $79,000 Active 67 DOM
36. 2026-08-12
    days on market $79,000 Active 66 DOM
37. 2026-08-11
    days on market $79,000 Active 65 DOM
38. 2026-08-10
    days on market $79,000 Active 64 DOM
39. 2026-08-09
    days on market $79,000 Active 63 DOM
40. 2026-08-08
    days on market $79,000 Active 62 DOM
41. 2026-08-07
    days on market $79,000 Active 61 DOM
42. 2026-08-06
    days on market $79,000 Active 60 DOM
43. 2026-08-05
    days on market $79,000 Active 59 DOM
44. 2026-08-04
    days on market $79,000 Active 58 DOM
45. 2026-08-03
    days on market $79,000 Active 57 DOM
46. 2026-07-31
    days on market $79,000 Active 54 DOM
47. 2026-07-30
    days on market $79,000 Active 52 DOM
48. 2026-07-28
    days on market $79,000 Active 51 DOM
49. 2026-07-26
    days on market $79,000 Active 49 DOM
50. 2026-07-24
    days on market $79,000 Active 47 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 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: $14,111
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,298
• Taxable income: $3,550
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $3,744/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 80/100 Cosmetic rehab Est. rehab $3,550–$10,650 screening

This well-maintained manufactured home in Arrowrock offers a good condition with minimal repairs needed, making it a solid investment for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both window treatments — improves energy efficiency and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Ustick Elementary School F ID #272/357 Nat'l #23,081/41,679 Middle Lewis & Clark Middle School B- ID #20/109 Nat'l #2,699/14,009 High Centennial High School B- ID #10/169 Nat'l #2,821/17,239

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 · 535,818 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: 19% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in ID)

Industry	F500 HQs	Revenue
▸Retail	1	$79B
▸Technology	1	$25B
▸Food / Agriculture	1	$6B

Property features AI

Exterior

• Parking: Attached garageCarport (1 space)Finished driveway1 covered parking space
• Utilities: City water serviceSewer connectedCable connectedBroadband internet available
• Home design: Mobile/manufactured home on a rented lotBuilt by FleetwoodYear built: 2018
• Construction: Frame construction with wood sidingComposition roof with architectural style
• Exterior features: Partial fencing with block/brick/stone, metal, and vinyl sectionsStorage shedCorner lotLocated in a mobile home parkPrivate paved road frontage

Interior

• Kitchen: Kitchen on the main level (approx. 8 x 10)DishwasherDisposalMicrowaveFreestanding oven/rangeRefrigeratorLaminate counters
• Bedrooms: Primary bedroom on the main level (approx. 10 x 10)Second bedroom on the main level (approx. 8 x 11)
• Flooring: CarpetVinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced air heatingCentral air conditioning
• Interior features: Bath in the primary bedroomSplit bedroom layoutLaminate countertops
• Laundry & utility: Washer and dryer includedUtility room on the main level (approx. 5 x 8)Electric water heater (tank)

Price history

+5.3% since first listed

6 events — show timeline

• 2026-06-07 Listed $79,000 IMLS
• 2025-05-15 Sold (MLS) — IMLS
• 2025-04-29 Pending — IMLS
• 2025-02-25 Price Changed $67,000 IMLS
• 2024-10-17 Price Changed $69,000 IMLS
• 2024-08-06 Listed $75,000 IMLS