2737 N Carissa Ln · Boise City, ID 83704

$169,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 41 Days on market

Built 1978 Good condition Est $158k · 7% over

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Why this score? — see what drove the C 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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Schools +5.2/10.0
• ARV discount +4.5/15.0
• Condition / age +4.2/5.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated manufactured home in a centrally located 55+ community in Boise! This expansive home offers a functional layout with abundant natural light and modern finishes throughout. Enjoy the convenience of a large carport and a versatile 12x10 shop. Perfect for hobbies, storage, or workspace needs. Step inside to find new cabinets, quartz countertops, and brand-new appliances that elevate the kitchen. Durable LVP flooring flows through the main living areas, complemented by updated light fixtures for a fresh, contemporary feel. The spacious living and dining areas create an inviting atmosphere for relaxing or entertaining. Outdoor living is just as appealing with a large covered

Key facts

• 2 parking spots
• Built 1978
• Listed 41 days

Property features AI

Finance

• HOA & community: Located in an over‑55 community

Exterior

• Parking: 2 covered spaces in a 2-car carport
• Utilities: City water service; Sewer connected; Electricity connected; Paved road access
• Home design: Mobile/manufactured home on a rented lot; Located in an over‑55 community; Situated in a mobile home park
• Construction: Masonry construction; Metal roof; Built in 1978
• Exterior features: Partial fencing; Auto, drip and full sprinkler systems

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Carpet flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning; Fireplace
• Interior features: Primary bedroom with en-suite bath; Kitchen island; Quartz countertops

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 C — 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: Ustick Elementary School (math 32% / reading 37%, grade F, #272 of 357 statewide, top 80%, 357 students, 60% FRL); Centennial High School (math 53% / reading 76%, grade B-, #10 of 169 statewide, top 7%, 1,931 students, 22% FRL) — zoned schools average 41% FRL vs 23% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 193 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).
• This rent runs 31% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Recommended offer $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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: 1.13% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $158,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2711 N Pilgrim Ln	0.22mi	3/2.0	1,680 (+7%)	4mo	$99,900	$59	74
2392 N Patricia Ln	0.46mi	2/2.0 (-1)	1,568 (0%)	2mo	$129,999	$83	72
10623 W Macaw Ln	0.45mi	3/2.0	1,512 (-4%)	6mo	$125,000	$83	68
10642 Abram Ln	0.49mi	3/2.0	1,512 (-4%)	9mo	$99,000	$65	63
2223 N Iris Ln	0.46mi	3/2.0	1,664 (+6%)	7mo	$168,000	$101	62
2485 N Bali Dr	0.65mi	3/2.0	1,650 (+5%)	0mo	$225,000	$136	61
3467 N Dalton Ln	0.64mi	3/2.0	1,456 (-7%)	2mo	$145,000	$100	56
9390 W Ustick Rd #58	0.58mi	2/2.0 (-1)	1,482 (-6%)	6mo	$259,990	$175	54
9390 W Ustick Rd Trlr 26	0.58mi	3/2.0	1,344 (-14%)	2mo	$189,000	$141	48
9390 W Ustick #65	0.61mi	2/2.0 (-1)	1,746 (+11%)	2mo	$224,900	$129	46
10894 Tahiti	0.61mi	2/2.0 (-1)	1,344 (-14%)	1mo	$179,000	$133	42
3468 N Dalton Ln	0.66mi	4/2.0 (+1)	1,782 (+14%)	10mo	$175,000	$98	33

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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-7,757
• Equity at exit: $25,198

10-year hold

• IRR: 4.0%
• Equity multiple: 1.28×
• Total profit: $13,156
• Equity at exit: $14,612

Cash invested: $47,320 (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 83704

• Rents YoY: 1.9%
• Active inventory: 193
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $339

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 77%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10096 W Garverdale Ln Boise, ID	3.0	2.0	1113	$1,600	$1.44	23d	1	0.61mi
3325 N Covered Wagon Way Boise, ID	3.0	2.0	1200	$2,050	$1.71	23d	1	0.73mi
9846 W Rosecroft Ct #102 Boise, ID	2.0	2.5	1236	$1,545	$1.25	3d	1	0.80mi
11274 W Race St Boise, ID	3.0	2.5	1744	$2,150	$1.23	14d	1	0.80mi
9993 W Rosecroft Ct #101 Boise, ID	2.0	2.5	1136	$1,575	$1.39	3d	1	0.84mi
11383 W Fairview Ave Boise, ID	2.0	2.0	1123	$1,575	$1.40	2d	4	1.13mi
10764 W Goldenrod Ave Boise, ID	3.0	2.0	1220	$1,895	$1.55	19d	1	1.13mi
11239 W Gabrielle Dr Boise, ID	2.0	2.5	1128	$1,645	$1.46	23d	1	1.16mi
9952 W Pattie Dr Boise, ID	3.0	3.0	1900	$2,250	$1.18	2d	1	1.17mi
8973 W Irving St Bldg 6 Boise, ID	3.0	2.5	1524	$2,250	$1.48	14d	1	1.18mi
4418 N Oxbow Pl Boise, ID	3.0	2.0	1120	$2,095	$1.87	14d	1	1.25mi
11703 W Ginger Creek Dr Boise, ID	3.0	2.0	1366	$2,000	$1.46	2d	1	1.27mi
930 N Maple Grove Rd Boise, ID	1.0–3.0	1.0–2.0	950	$2,333	$2.46	2d	14	1.30mi
2663 N Fastwater Ave Boise, ID	3.0	2.0	1204	$1,795	$1.49	14d	1	1.36mi
4107 N Vera St Boise, ID	4.0	2.0	1344	$1,895	$1.41	23d	1	1.39mi

Listing history 14 events

1. 2026-06-18
   days on market $169,000 Active 41 DOM
2. 2026-06-17
   days on market $169,000 Active 40 DOM
3. 2026-06-16
   days on market $169,000 Active 39 DOM
4. 2026-06-15
   pricedays on market $169,000 Active 38 DOM
5. 2026-06-13
   days on market $179,000 Active 36 DOM
6. 2026-06-10
   days on market $179,000 Active 33 DOM
7. 2026-06-09
   days on market $179,000 Active 32 DOM
8. 2026-06-08
   days on market $179,000 Active 31 DOM
9. 2026-06-07
   days on market $179,000 Active 30 DOM
10. 2026-06-03
    days on market $179,000 Active 26 DOM
11. 2026-06-03
    days on market $179,000 Active 25 DOM
12. 2026-06-01
    days on market $179,000 Active 24 DOM
13. 2026-05-31
    days on market $179,000 Active 23 DOM
14. 2026-05-08
    listed $179,000 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 17 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: $22,891
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$4,916
• Taxable income: $1,465
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $3,717/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 85/100 Cosmetic rehab

This beautifully updated manufactured home in a centrally located 55+ community is move-in ready with good condition and minimal repairs needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor living space
• Both exterior paint — fresh paint can improve home's appearance and value
• Both interior paint — fresh paint can improve home's appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor living space ↑
• Both exterior paint — fresh paint can improve home's appearance and value ↑
• Both interior paint — fresh paint can improve home's appearance 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): 42,719
• Household income: $73,390
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 1415.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Asian 2% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Portuguese 3% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% 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: ▼ -393.15%
• Current HPI: 379.0934
• Rent YoY: ▲ 1.95%
• 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

• 2026-05-08 Listed $179,000 IMLS