2960 N Linda Vista Ln #3 · Boise City, ID 83704

$39,000

1 bd · 1.0 ba · 427 sqft · Manufactured · 55 Days on market

Built 2023 Good condition Est $39k · at est. ↓ 30% since listing

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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 +7.3/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is your last chance, before it becomes a rental, on this beautiful 2023 Champion manufactured HUD home, offering modern style, energy efficiency, and true move-in ready convenience. This turn-key 1-bedroom, 1-bath, 427 sq ft. home is perfect for buyers looking for an affordable, low-maintenance living option in Boise. Built with durable 2x6 construction, the home features energy-efficient insulation and windows, helping keep utility costs low while maintaining year-round comfort. The interior showcases a clean, modern design with updated fixtures and finishes, creating a bright and welcoming living space. The seller is motivated and offering all existing appliances, including the range

Key facts

• Built 2023
• Listed 55 days

Property features AI

Finance

• Other: Located in Linda Vista Subdivision (Boise West area)
• Financial info: Annual taxes reported

Exterior

• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 2023
• Construction: Wood siding construction
• Exterior features: Wire and wood fencing; Composition roof; Located in a mobile home park

Interior

• Kitchen: Oven/Range (freestanding); Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced-air heating; Wall/window air conditioning unit(s)
• Interior features: Laminate counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $39k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.5% 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: 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 (+1.9%/yr); 193 active listings in the ZIP; 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 $270 of loan paydown is wiped out by about $1k 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 + 1.9% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Recommended offer $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.90% ✓
• Cap rate: 25.49%
• Cash-on-cash: 68.57%
• DSCR: 4.05
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $38,857
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2960 N Linda Vista Ln #3	0.00mi	1/1.0	427 (0%)	0mo	$39,000	$91	100
3621 N Patricia Ln #12	0.39mi	1/1.0	470 (+10%)	15mo	$39,000	$83	53

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: 66.8%
• Equity multiple: 3.95×
• Total profit: $32,259
• Equity at exit: $5,815

10-year hold

• IRR: 70.7%
• Equity multiple: 7.83×
• Total profit: $74,586
• Equity at exit: $3,372

Cash invested: $10,920 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $624

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 40%

Sensitivity live

Price	-10% $651	-5% $638	+0% $624	+5% $611	+10% $597
Rent	-10% $535	-5% $579	+0% $624	+5% $669	+10% $713
Rate	-1.0pp $644	-0.5pp $634	base $624	+0.5pp $614	+1.0pp $604

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-20
   status Pending
2. 2026-05-13
   price $39,000
3. 2026-05-01
   price $45,900
4. 2026-04-17
   price $49,500
5. 2026-04-09
   price $52,000
6. 2026-03-26
   listed $56,000 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 · 18 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: $13,573
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$1,135
• Taxable income: $7,302
• Est. tax owed @ 24.0%: −$1,752
• After-tax cash flow: $5,736/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

Good 80/100 Cosmetic rehab

This 2023 Champion manufactured HUD home is move-in ready with modern design and energy-efficient features. It offers a good condition with minimal repairs needed and potential for value-adding updates.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both painting — refreshes the interior and exterior
• Both landscaping — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both painting — refreshes the interior and exterior ↑
• Both landscaping — improves curb appeal and adds 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: 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
• 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

-30.4% since first listed

6 events — show timeline

• 2026-05-20 Pending — IMLS
• 2026-05-13 Price Changed $39,000 IMLS
• 2026-05-01 Price Changed $45,900 IMLS
• 2026-04-17 Price Changed $49,500 IMLS
• 2026-04-09 Price Changed $52,000 IMLS
• 2026-03-26 Listed $56,000 IMLS