2034 S Broxon St
- Price$499,900
- Beds / Baths2 / 1
- Sqft625
- Built1939
- HOANone
- Avg drive16 min
- School zoneBoise
Drive times 16 min avg
- Illya's house 19 min 10.2 mi
- Jay & Debby's house 22 min 7.8 mi
- Boise High School 7 min 2.9 mi
- Idaho Fine Arts Academy 17 min 10.8 mi
Driving estimates via OSRM (free-flow, no traffic) — routes drawn on the map above. Average across 4 landmarks.
Valuation & tax history
| Year | Assessed value | Property tax |
|---|---|---|
| 2026 | $344,500 | — |
| 2025 | $357,000 | $3,300.38 |
| 2024 | $334,300 | $3,041.56 |
| 2023 | $318,300 | $1,853.84 |
| 2022 | $376,800 | $2,191.28 |
| 2021 | $286,200 | $1,769.82 |
| 2020 | $239,200 | $1,657.64 |
Idaho has no cap on assessment increases — assessed value (and therefore tax) drifts up year over year. Budget for the drift.
Run June 19, 2026 · rate 6.5% (Freddie 6.47% 6/18, Bankrate 6.48% 6/19/2026) · cash fund $105k
Listing facts (Zillow)
- ~$800/sqft
County record — Ada County Assessor (the truth)
- List price is ~$155,400 (45%) OVER assessed value — a very large premium. The county values the dirt+structure at $344.5k; the ask is half-again higher. Question why: it’s a 625 sqft cottage, so almost the entire premium is land/location (R-2 zoning, near-downtown lot), not the house.
Up ~44% in six years (2020 $239k → 2026 $344k), with year-to-year swings. Budget for tax drift.
Exemption status looks UN-applied in the recent bills. 2025 tax $3,300.38 on $357,000 assessed = ~0.92% effective — that’s the gross, un-exempted Boise levy, not an exemption-adjusted one (note how 2023 was only $1,853.84, then jumped — the exemption appears to have lapsed for 2024–25). Either way, Eric as owner-occupant qualifies for the homeowner’s exemption and would pay materially less than the current $3,300 bill. FILE FOR THE EXEMPTION after closing.
Eric’s owner-occupant tax estimate (2026): taxable = $344,500 − $125k exemption cap = $219,500; × ~0.92% levy ≈ ~$2,020/yr ≈ ~$168/mo.
Affordability — VERDICT: Does NOT fit (fails payment AND cash)
Assumptions: 6.5% 30-yr fixed, 20% down (no PMI), effective levy 0.92%, $125k exemption applied, ins ~$110/mo.
20% down (no PMI)
- 20% down = $99,980 → loan $399,920
- P&I at 6.5%: ~$2,528/mo
- Property tax (exemption applied): ~$168/mo
- Insurance: ~$110/mo · HOA $0 · PMI $0
- All-in: ~$2,806/mo → ~$306/mo OVER the $2,500 ceiling. ✗
Cash also fails. $99,980 down + ~$15,000 closing (3%) ≈ $114,980 — ~$10k OVER the $105k fund. There’s no 20%-down structure that fits the cash, and going below 20% adds PMI and pushes the already-over payment higher. Both binding constraints fail.
To fit $2,500/mo on payment alone (tax ~$168 + ins ~$110 ⇒ P&I budget ~$2,222 ⇒ loan ~$351,500 ⇒ price ~$439k at 20% down), Broxon would need to come down roughly $60k — and even then cash is tight.
Flags
- Does not fit on either axis — ~$306/mo over the payment ceiling and ~$10k over the cash fund. Hard no at list.
- 45% over assessed value ($499,900 vs $344,500) — the largest list-vs-assessed gap on the board. You’d be paying a big premium over what the county thinks the property is worth.
- 625 sqft, 2bd/1ba, built 1939 — the smallest house in the batch at the second-highest price. ~$800/sqft. A 1939 structure needs a hard inspection (foundation, knob-and-tube/electrical, plumbing supply, sewer scope).
- Exemption appears off in recent tax bills — current $3,300 bill is the un-exempted figure; not a discount you inherit automatically. File for it.
Bottom line
A clear “does not fit.” At $499,900 the 20%-down payment is ~$2,806/mo (~$306 over the $2,500 ceiling) and the cash need (~$115k) blows ~$10k past the $105k fund — it fails both tests at once. On top of that it’s a tiny 625 sqft 1939 cottage priced 45% above the county’s $344,500 assessed value. The only path to viable is a ~$60k price cut, and even then the cash is snug and the spec (625 sqft, single bath, 1939) is weak for the money. Pass at list.