712 W Bury St

Run June 7, 2026 · via boise-home-eval skill · rate 6.5% (Freddie 6.48% / Bankrate 6.53%, 6/7/2026)

Listing facts

• Source: https://www.zillow.com/homedetails/712-W-Bury-St-Kuna-ID-83634/79647058_zpid/
• List price: $372,000
• 3 bd / 2 ba · 1,416 sqft · built 2004 · lot 6,838 sqft · no HOA · ~$263/sqft
• Kuna is in Ada County. Cheapest list price of the three real stick-built candidates, and the lowest $/sqft.

County record — Ada County Assessor (the truth)

• Parcel: R1071100070 · Subdivision: BRECKENBURY SUB · Zone R-8 · 0.157 ac
• Owner of record: blank on the assessor page (name field empty — likely a redaction or a recent-transfer data gap; title was taken under Instrument #2021073576, i.e. ~2021). The low tax (below) confirms an owner-occupant exemption is in force, so treat as owner-occupied.
• 2026 assessed value: $338,000 — land $102,500 (cat 200, MARKET) + improvement $235,500 (cat 410, COST)
• List price ($372k) is ~$34k (10%) ABOVE assessed value — priced modestly over market, normal for a clean 2004 home; not a steal, not outrageous.

Actual property tax history (Total Taxes billed)

Tax is low (~$1,060/yr ≈ ~$88/mo) against a $338k assessed value → effective rate ≈ 0.31%, far below the ~0.9% un-exempted norm. The homeowner’s exemption is already applied. Eric inherits roughly this ~$88/mo, no exemption adjustment needed. (Note Kuna’s tax-code-area 04 runs cheaper than Boise proper — a real plus.)

Affordability — VERDICT: FITS comfortably (strong contender)

• 20% down = $74,400 → loan $297,600
• P&I at 6.5%: ~$1,881/mo
• Property tax (exemption already applied): ~$88/mo
• Insurance: ~$110/mo
• PMI: $0 (20% down)
• All-in: ~$2,079/mo → ~$421/mo UNDER the $2,500 ceiling (and the lowest-tax house on the board).

One of the cheapest monthlies of the full-price candidates. The low Kuna tax is what keeps it there — at Boise tax rates this would be ~$120/mo more.

Cash — comfortable

• 20% down ($74.4k) + ~$11.2k closing ≈ $85.6k — leaves ~$19.4k of the $105k fund. The cheapest 20%-down entry of the real stick-built candidates. (Emergency fund separate and untouched.)

Flags

• Owner name blank — verify in escrow who actually owns it and that title is clean; the empty field is probably a redaction, but confirm. The tax pattern says owner-occupant, not a flipper/LLC.
• Listed ~10% over assessed — normal, but means no equity cushion at purchase; you’re buying at market.
• 2004 build — youngest-but-one of the real candidates; low deferred-maintenance risk. No HOA. Good.
• Location: Kuna, not Boise proper — longer commute / different amenities than the Bench/SW Boise options. That’s a lifestyle call (the lower tax is part of the Kuna trade-off).
• Comfortably under the $2,500 ceiling, and the lowest tax of any candidate — but the monthly still tracks the rate; re-derive if it moves materially.

Bottom line

One of the best-fitting full-price houses on the board: a clean 2004 / 3bd-2ba / no-HOA home at ~$2,079/mo all-in (~$421 under the $2,500 ceiling), with the lowest tax of any candidate thanks to Kuna’s tax rate and a workable ~$74k down leaving ~$19k of cushion. You’re buying at ~10% above assessed in Kuna rather than Boise — but on numbers it lands right next to Brookover. The real question is whether Kuna works for the life, not whether the math works. If the commute/location is fine, this is a legitimate contender — comparable to Brookover, a touch pricier monthly.