2034 S Broxon St

Run June 19, 2026 · via boise-home-eval skill · rate 6.5% (Freddie 6.47% 6/18, Bankrate 6.48% 6/19/2026) · cash fund $105k

Listing facts (Zillow, MLS #98987084)

• Source: https://www.zillow.com/homedetails/2034-S-Broxon-St-Boise-ID-83705/79670425_zpid/
• List price: $499,900
• 2 bd / 1 ba · 625 sqft · built 1939 · ~$800/sqft
• Status (Zillow, checked 2026-06-19): Active

County record — Ada County Assessor (the truth)

• Parcel: R0027000037 · Subdivision: ABBS SUB · PAR #0037 N’LY POR LT 5 BL 1 · Zone R-2 · 0.166 ac · Tax Code Area 01-6
• Owner of record: HANSEN-EVANS JENESSA M (a person → owner-occupied; bought 2019, Instrument #2019100145)
• 2026 assessed value: $344,500 — land $199,800 (MARKET) + dwelling $144,700 (COST)
• 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.

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

Up ~44% in six years (2020 $239k → 2026 $344k), with year-to-year swings. Budget for tax drift.

Actual property tax history (Total Taxes billed)

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.