2110 S Broadmoor Dr

2110 S Broadmoor Dr, Boise, ID 83705

2/10 busts payment + cash ceilings at list; flip 19% over assessed, bath/bed count unverified

Parcel R1580810040 · County pulled: 2026-07-11 ·

Valuation & tax history

Idaho has no cap on assessment increases — assessed value (and therefore tax) drifts up year over year. Budget for the drift.

Record run July 11, 2026 · Ada County Assessor pulled 7/11 (parcel R1580810040) · listing facts from Zillow. County beats Zillow beats Zestimate.

List price $494,999 (Zillow shows a $5k price cut on 7/9; price/status are stale-listing-checker’s lane — seeded here for reference only). ~13 days on Zillow, Active at run.
1,519 sqft · built 1955 · 10,672 sqft lot · No HOA · marketed full remodel (quartz kitchen, updated baths, owned solar, stone fireplace); den pitched as a possible 4th bedroom.
Zestimate $484,500 (a Zillow guess, ~$10k under list — not an appraisal). MLS #98991999 (eXp).

Parcel R1580810040 · Zone R-1B · Country Club Terrace No 02, Lot 5 · 0.245 ac · tax area 01-6.
Owner of record: RLM INVESTMENTS III LLC — this is a flip. The 2026 roll transferred the parcel from CLUBB ELVIN I (prior owner-occupant) to the LLC (deed instrument #2026029404, recorded 2026).
2026 assessed $416,900 (land $224,100 + improvements $192,800). Assessment trend: 2024 $385,800 → 2025 $418,600 → 2026 $416,900.
Actual tax (county): 2024 $2,366.58 → 2025 $2,706.02 (2023 $2,303.26); 2026 not yet billed.
Characteristics: 1955 Single Family · 1.5 bath (county bedroom count blank — confirm bed count; listing implies 3 + den) · A/C: Yes · 1,519 sqft all main floor · 320 sqft carport · 300 sqft covered patio.
Homeowner’s exemption: GIS still shows a -$125k exemption, but that’s a stale carryover from the Clubb (owner-occupant) years — an LLC investor holds no exemption, and Eric would re-file after close.

List $494,999 is ~$78k / ~19% over the 2026 assessed $416,900 — no equity cushion; negotiate against the assessed value, not the ask.
LLC flip (bought 2026, remodeled, relisted) — inspect the remodel quality, not just the finishes.
County says 1.5 baths; a “fully remodeled” listing may claim more — verify bath count on tour.
Last sale price: not publicly disclosed (Idaho is a non-disclosure state; deed shows only the 2026 recording). The dollar figure would come from the Bridge/MLS transactions dataset (token unset).