3236 S Kingsbury Way · Eagle, ID 83616-6781

$1,850,000

4 bd · 4.0 ba · 4,983 sqft · SingleFamily public records · 84 Days on market

Built 2002 1.00 ac lot Est $2731k · 32% under $125/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• Cash flow +4.0/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Exceptional one-acre estate in Eagle’s highly desirable Castlebury neighborhood. This stunning home offers 5 bedrooms, 4 baths, and a main-level executive office that could easily serve as a 6th bedroom. The gourmet kitchen boasts a granite island with prep sink and storage, double oven, 5-burner cooktop, and generous pantry, flowing seamlessly into the sun-drenched eating area and formal dining room—perfect for family meals or entertaining. The main-level master suite is a true retreat with a coffered lit ceiling, wine cooler, jetted tub, dual vanity, walk-in shower, wall of windows, and private patio access. Enjoy gatherings in the great room with fireplace and built-in cherry

Key facts

• Formal dining room
• Gourmet kitchen
• Granite island

Tags

• ONE ACRE ESTATE
• MAIN LEVEL EXECUTIVE OFFICE
• GOURMET KITCHEN
• GRANITE ISLAND
• SUN DRENCHED EATING AREA
• FORMAL DINING ROOM

Property features AI

Finance

• Other: Zoning: R-1; Current use: Single family; Subdivision: Castlebury; MLS area: Eagle - 0900
• HOA & community: Annual association fee of $1,500

Exterior

• Parking: Attached garage with 4 covered spaces; RV access/parking; Finished driveway
• Utilities: Septic tank; City water service and shared well; Cable connected; Broadband internet
• Home design: Single-family home with acreage; Built in 2002
• Construction: Frame, stone and stucco exterior; Crawl space foundation; Architectural-style roof
• Exterior features: Partial metal fencing; Covered patio/deck; 1–4.99 acre lot; Garden; Irrigation available; Auto sprinkler/full sprinkler/pressurized irrigation system; Sidewalks; Public paved road frontage

Interior

• Kitchen: Dishwasher; Double oven; Microwave; Built-in oven/range; Gas range; Refrigerator; Kitchen island; Pantry; Granite counters; Breakfast bar
• Bedrooms: 5 bedrooms (primary on main level; others on upper level)
• Flooring: Hardwood; Engineered wood; Tile
• Bathrooms: 4 bathrooms
• Fireplace: One gas fireplace
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom on main level; Bath in primary bedroom; Guest room; Den/office; Formal dining room; Great room; Recreation/bonus room; Double vanity; Walk-in closets; Breakfast bar; Pantry; Kitchen island; Granite counters
• Laundry & utility: Washer; Dryer; Owned water softener

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $1.85M.

Deal economics

• At list price, monthly cash flow is $-5k ($-62k/yr) — negative.
• To cash-flow at today's rent, offer at most $939k (49.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $738k (60.1% below list).
• Recommended offer: $738k (60.1% below list) — sets the bar for 1% rule.
• Cap rate 2.9% vs local median 1.1% in Eagle — 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 78/100 on livability (#18 in ID, #2,702 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, commute F, cost of living F.
• 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: Paramount Elementary School (math 81% / reading 77%, grade A, #7 of 357 statewide, top 2%, 501 students, 11% FRL); Rocky Mountain High School (math 47% / reading 76%, grade B-, #18 of 169 statewide, top 10%, 1,917 students, 8% FRL).
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5,129 units permitted in Ada County in 2024 (414 in 5+ unit buildings).

Forward outlook

• In year one you build about $68k of equity ($13k loan paydown + $56k appreciation (3.0% local appreciation)).
• Ada County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$111k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($1.74M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $738,400 (60.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.40% ✗
• Cap rate: 2.95%
• Cash-on-cash: -11.95%
• DSCR: 0.47
• GRM: 20.9

CMA / ARV

• ARV (on-the-fly): $2,730,684
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1976 W Oakhampton Dr	0.52mi	4/4.5	4,766 (-4%)	1mo	$3,950,000	$829	66
1948 W Oakhampton Dr	0.52mi	4/4.5	4,803 (-4%)	5mo	$3,499,000	$729	64
1892 W Oakhampton Dr	0.52mi	4/4.5	4,819 (-3%)	6mo	$3,325,000	$690	63
2345 S Mallard Wing Way	0.58mi	4/5.0	4,759 (-4%)	6mo	$3,375,000	$709	57
2270 S Trout Stone Way	0.61mi	5/5.5 (+1)	5,111 (+3%)	0mo	$2,800,000	$548	56
1923 E Golden Oak Ct	0.63mi	5/3.5 (+1)	4,768 (-4%)	1mo	$1,760,000	$369	56
2124 W Clear Creek Dr	0.73mi	4/4.5	5,220 (+5%)	5mo	$3,500,000	$670	52
3343 S Donnington	0.64mi	4/3.5	4,439 (-11%)	2mo	$1,524,990	$344	48
1479 W Oakhampton Dr	0.57mi	4/3.5	4,348 (-13%)	3mo	$1,295,000	$298	48
2279 S Trout Stone Way	0.63mi	4/3.5	4,303 (-14%)	2mo	$2,350,000	$546	44
1775 E Dunwoody Ct	0.67mi	5/4.0 (+1)	4,572 (-8%)	8mo	$1,380,000	$302	44
2248 S Trout Stone Way	0.63mi	4/5.0	4,366 (-12%)	4mo	$2,175,000	$498	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.79×
• Total profit: $-106,677
• Equity at exit: $831,840

10-year hold

• IRR: 1.0%
• Equity multiple: 1.15×
• Total profit: $79,613
• Equity at exit: $1,281,965

Cash invested: $518,000 (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 83616-6781

• Active inventory: 1
• Price-to-rent: 20.9×

Monthly cashflow live

• Estimated rent: $7,384 medium
• Mortgage (P&I): −$9,702
• Tax from tax record: −$394 /mo · $4,733/yr
• Insurance: −$771
• HOA: −$125
• Vacancy / Maint / Mgmt: −$1,551
• Net cashflow: $-5,158

Break-even live

Break-even rent $13,914

Max offer price $938,733

Occupancy floor —

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: $462,500
• Closing costs: $55,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5327 N Red Hills Pl Unit 1460932P Meridian, ID	5.0	2.5	3390	$7,384	$2.18	13d	1	0.89mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 22 events

1. 2026-06-18
   days on market $1,850,000 Active 84 DOM
2. 2026-06-17
   days on market $1,850,000 Active 83 DOM
3. 2026-06-16
   days on market $1,850,000 Active 82 DOM
4. 2026-06-15
   days on market $1,850,000 Active 81 DOM
5. 2026-06-13
   days on market $1,850,000 Active 79 DOM
6. 2026-06-10
   days on market $1,850,000 Active 76 DOM
7. 2026-06-09
   days on market $1,850,000 Active 75 DOM
8. 2026-06-08
   days on market $1,850,000 Active 74 DOM
9. 2026-06-07
   days on market $1,850,000 Active 73 DOM
10. 2026-06-03
    days on market $1,850,000 Active 69 DOM
11. 2026-06-03
    days on market $1,850,000 Active 68 DOM
12. 2026-06-01
    days on market $1,850,000 Active 67 DOM
13. 2026-05-31
    days on market $1,850,000 Active 66 DOM
14. 2026-05-14
    price $1,850,000
15. 2026-03-26
    listed $1,875,000 Active
16. 2025-08-02
    historical
17. 2025-05-16
    status Active
18. 2025-05-15
    historical
19. 2025-05-02
    listed $1,899,990 Active
20. 2006-06-09
    soldstatus
21. 2006-06-09
    soldstatus
22. 2006-03-20
    listed $899,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $4,733 · $394/mo
• Projected year-2 tax: $12,765 · $1,064/mo
• Expected delta: +$8,032/yr (+$669/mo · 169.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $88,608
• − Mortgage interest: −$103,629
• − Property taxes: −$4,733
• − Insurance: −$9,250
• − Repairs & maintenance: −$7,089
• − Management: −$7,089
• − HOA: −$1,500
• − Depreciation: −$53,818
• Taxable loss: −$98,499
• Est. tax savings @ 24.0%: +$23,640
• After-tax cash flow: $-38,262/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.

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 — Eagle

• Score: 78/100
• State rank: #18
• US rank: #2702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle, ID

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+105.6% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $1,850,000 IMLS
• 2026-03-26 Listed $1,875,000 IMLS
• 2025-08-02 Listing Removed — IMLS
• 2025-05-16 Relisted — IMLS
• 2025-05-15 Listing Removed — IMLS
• 2025-05-02 Listed $1,899,990 IMLS
• 2006-06-09 Sold (Public Records) — Public Records
• 2006-06-09 Sold (MLS) — IMLS
• 2006-03-20 Listed $899,900 IMLS

Property tax history

-0.7%/yr

Latest (2025): $4,733 · -11.1% YoY. Source: county tax records.