266 Checola Cir · Boise City, ID 83713

$75,000

2 bd · 2.0 ba · 938 sqft · Other · 40 Days on market

Built 1977 Fair condition

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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 +5.2/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a 2 bedroom 2 bathroom This is in a 55+ senior park West Meadows Estates. Any potential buyers will need to apply online through their website at myMHcommunity.com The rent for any new resident is $878.00 plus trash of $25.88 You would have to fill out an application at the office to get approved before purchasing home 1977 single wide Manufactured home 14 & acirc; & euro; & trade; x 67 & acirc; & euro; & trade; with bump out in the living room and enclosed front porch. It has all the appliances included. Stove w/ oven, refrigerator , dishwasher , washer and dryer , new disposal and sink. It has central heatings cooling . Also had a built in fire pla

Key facts

• Built in fire place
• Walk in shower
• Enclosed front porch

Tags

• BUMP OUT IN LIVING ROOM
• ENCLOSED FRONT PORCH
• ALL APPLIANCES INCLUDED
• CENTRAL HEATING COOLING
• BUILT IN FIRE PLACE
• WALK IN SHOWER

Property features AI

Finance

• Other: No additional financial or community amenities provided
• Financial info: Financial details not provided
• HOA & community: HOA or community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: Built in 1977; Single-family property (specific story and entry level not provided)
• Construction: Year built: 1977; Living area approximately 938 (unit not reiterated as square feet per instructions)
• Exterior features: Located in the West Boise subdivision

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom count not provided
• Flooring: Flooring details not provided
• Bathrooms: Bathroom count not provided
• Heating & cooling: Heating and cooling details not provided
• Interior features: No interior feature details available
• Laundry & utility: Laundry and utility details not provided

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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.
• 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.
• Market conditions: Rents rising fast (+4.0%/yr); 142 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $519 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.07% ✓
• Cap rate: 17.66%
• Cash-on-cash: 40.60%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.01% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 2.65×
• Total profit: $34,722
• Equity at exit: $11,183

10-year hold

• IRR: 45.2%
• Equity multiple: 5.54×
• Total profit: $95,292
• Equity at exit: $6,485

Cash invested: $21,000 (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 83713

• Home prices YoY: -26.5%
• Rents YoY: 4.0%
• Active inventory: 142
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $711

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 49%

Sensitivity live

Price	-10% $762	-5% $736	+0% $711	+5% $685	+10% $659
Rent	-10% $588	-5% $649	+0% $711	+5% $772	+10% $833
Rate	-1.0pp $748	-0.5pp $730	base $711	+0.5pp $691	+1.0pp $671

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10077 W Rifleman Ln Unit 103 Boise, ID	2.0	2.0	860	$1,395	$1.62	12d	1	0.49mi
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	4d	4	0.51mi
10105 W Garverdale Ln Ste 201 Boise, ID	2.0	2.0	915	$1,350	$1.48	15d	1	0.63mi
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	24d	1	0.68mi
9130 W Irving St Boise, ID	2.0	1.5	952	$1,575	$1.65	4d	5	1.06mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$1,920	$2.02	4d	14	1.23mi
10887 W Ustick Rd Boise, ID	2.0–3.0	1.0–2.0	874	$1,345	$1.54	4d	3	1.33mi
10811 W Ustick Rd Boise, ID	2.0	1.0	794	$1,345	$1.69	22d	1	1.35mi
9169 W Cory Ln #202 Boise, ID	2.0	1.5	968	$1,395	$1.44	22d	1	1.37mi
10222 W Ustick Rd Boise, ID	2.0	2.0	1010	$1,575	$1.56	24d	1	1.43mi
2555 N Workland Ln Unit 202 Boise, ID	2.0	1.0	800	$1,325	$1.66	15d	1	1.45mi
9056 W Sigmont Ln Unit 201 Boise, ID	2.0	2.0	900	$1,300	$1.44	15d	1	1.48mi
8443 W Rifleman St Unit 8443 Boise, ID	2.0	1.0	846	$1,900	$2.25	4d	1	1.49mi

Listing history 14 events

1. 2026-06-21
   days on market $75,000 Active 40 DOM
2. 2026-06-18
   days on market $75,000 Active 37 DOM
3. 2026-06-17
   days on market $75,000 Active 36 DOM
4. 2026-06-16
   days on market $75,000 Active 35 DOM
5. 2026-06-15
   days on market $75,000 Active 34 DOM
6. 2026-06-13
   days on market $75,000 Active 32 DOM
7. 2026-06-10
   days on market $75,000 Active 29 DOM
8. 2026-06-09
   days on market $75,000 Active 28 DOM
9. 2026-06-08
   days on market $75,000 Active 27 DOM
10. 2026-06-07
    days on market $75,000 Active 26 DOM
11. 2026-06-03
    days on market $75,000 Active 22 DOM
12. 2026-06-01
    days on market $75,000 Active 20 DOM
13. 2026-05-31
    days on market $75,000 Active 19 DOM
14. 2026-05-12
    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.

Taxation est. · year 1

• Rental income: $18,666
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$2,182
• Taxable income: $7,797
• Est. tax owed @ 24.0%: −$1,871
• After-tax cash flow: $6,655/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 · 1 photo

Fair 45/100 Moderate rehab

This 1977 single-wide manufactured home requires significant repairs and maintenance to improve its condition and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — No visible damage, but age is implied
• Major flooring — No visible flooring, but age is implied
• Major interior walls/paint — No visible interior, but age is implied
• Major systems — No visible systems, but age is implied

Value-add opportunities

• Both repair and paint exterior — Enhances curb appeal and value
• Both repair and replace roof — Critical for structural integrity and value
• Both repair and replace flooring — Improves living space and value
• Both repair and paint interior walls — Enhances living space and value
• Both repair and replace systems — Improves comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is implied	Major	$15,000–50,000
flooring · No visible flooring, but age is implied	Major	$15,000–50,000
interior walls/paint · No visible interior, but age is implied	Major	$15,000–50,000
systems · No visible systems, but age is implied	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both repair and paint exterior — Enhances curb appeal and value ↑
• Both repair and replace roof — Critical for structural integrity and value ↑
• Both repair and replace flooring — Improves living space and value ↑
• Both repair and paint interior walls — Enhances living space and value ↑
• Both repair and replace systems — Improves comfort and 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 — 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): 31,549
• Household income: $91,295
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 805.0

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 (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%

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

Industry mix (Fortune 500 HQ in ID)

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

Price history

1 event — show timeline

• 2026-05-12 Listed $75,000 FSBO.com