1803 S Atlantic St

Re-pulled July 2, 2026 · rate 6.5% (Freddie 6.43% 7/2/2026) · cash fund $105k · county record now pulled (the 6/19 attempt was blocked by the Terms gate).

Fixed 7/2. The prior version of this page carried two problems: the county pull was blocked (no parcel/assessed/tax) and the specs were wrong (it had this as a 3 bd / 1 ba, 1,040 sqft). Both are corrected below from the Ada County record + the live listing. The $535,000 is a real, active ask (not a Zestimate), and the house is a 4 bd / 2 ba, 1,930 sqft — but at that price it’s out of budget on every axis.

Listing facts (Zillow, MLS #98990871)

• Source: https://www.zillow.com/homedetails/1803-S-Atlantic-St-Boise-ID-83705/79690130_zpid/
• List price: $535,000 (Active) · Zestimate $521,800 · $277/sqft
• 4 bd / 2 ba · 1,930 sqft · built 1940 · lot 9,147 sqft (0.21 ac) · no HOA · Single Family (detached)

County record — Ada County Assessor (the truth)

• Parcel: R8123001630 · Subdivision: STEINS ADD (LOTS 26-28 BLK 10) · Zone R-1C · 0.210 ac · Tax Code Area 01-6 (~0.922% Boise levy)
• Owner of record: SARRIERA GUILLERMO — a person, and the tax math (below) shows the homeowner’s exemption is already ON the bill → owner-occupied, not a flip.
• 2026 assessed value: $441,800 — land $219,600 (MARKET) + dwelling $222,200 (COST)
• List price ($535,000) is ~$93,200 (~21%) ABOVE assessed value — a wide gap; no equity cushion at list.

Valuation history by year (no Idaho assessment cap — taxes drift with these)

All paid, never delinquent (current as of 6/30/2026). The 2025 bill of $3,150.28 ≈ ($466,800 − $125,000 exemption) × 0.922% — exemption already applied. Eric as owner-occupant re-files and lands about the same: for 2026 assessed $441,800, taxable ($441,800 − $125,000) × 0.922% ≈ ~$2,920/yr ≈ ~$243/mo.

Affordability — VERDICT: over budget on every axis at $535k.

20% down (no PMI), at the $535,000 ask

• 20% down = $107,000 → exceeds the ~$105k house fund by itself (can’t reach 20% without touching the untouchable emergency fund — off the table).
• Loan $428,000 · P&I at 6.5%: ~$2,705/mo
• Property tax (exemption applied): ~$243/mo · Insurance: ~$120/mo (1940 build) · HOA $0 · PMI $0
• All-in: ~$3,068/mo → ~$568/mo OVER the $2,500 ceiling. And the price is ~$110k over the $425k target.

So the house misses on all three: price (~$110k over target), payment (~$568/mo over ceiling), and cash (20% down alone tops the fund).

Flags

• Price is the disqualifier. At $535k it’s ~21% over the county’s $441,800, over the $425k target, over the $2,500/mo ceiling, and the down payment alone exceeds the house fund. Biggest flag by far.
• 1940 build — inspect the usual pre-war systems (electrical, plumbing supply, foundation, sewer) if it ever came into range on price.
• The good news the old page missed: it’s actually a detached, no-HOA, 4 bd / 2 ba, 1,930 sqft house on a real 0.21-ac North Bench lot — on Eric’s priorities (space, yard, no HOA) it’s a genuine fit. The only thing wrong with it is the number.

Bottom line

A NO on price, not on the house. Now that the county record is pulled and the specs corrected, this is a bigger and more appealing home than the old note claimed — a 1940 4-bed / 2-bath, 1,930 sqft detached house, no HOA, on a 0.21-acre lot, owner-occupied. But the $535,000 ask ends the conversation: it’s ~21% / ~$93k over the county’s $441,800 assessed, ~$110k past the $425k target, and pencils to ~$3,068/mo (~$568 over the ceiling) — with a 20% down payment (~$107k) that would swallow the entire house fund. The only thing that changes the answer is a large price cut toward assessed. Track only.