5808 W Clinton St
- Price$390,000
- Beds / Baths3 / 1.5
- Sqft1,389
- Lot0.25 ac
- Built1948
- HOANone
- Avg drive12 min
- School zoneBoise
Drive times 12 min avg
- Illya's house 12 min 5.5 mi
- Jay & Debby's house 16 min 5.6 mi
- Boise High School 6 min 3.4 mi
- Idaho Fine Arts Academy 14 min 8.5 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 |
|---|---|---|
| 2025 | — | $1,806.48 |
| 2024 | — | $1,666.06 |
| 2023 | — | $1,623.36 |
| 2022 | — | $1,886.72 |
| 2021 | — | $1,797.92 |
Idaho has no cap on assessment increases — assessed value (and therefore tax) drifts up year over year. Budget for the drift.
Run June 7, 2026 (county record completed) · rate 6.5% (Freddie 6.48% / Bankrate 6.52%, 6/7/2026)
Listing facts
- Largest lot of the batch · has A/C · 440 sqft garage
- Last sold: Jun 2019 for $244,500 (~60% jump in ~7 yrs)
County record — Ada County Assessor (the truth)
- Total levy: 0.009216691 (~0.92%)
- List price is ~$42.5k (12%) ABOVE assessed value — priced over market.
Note 2018–2019 ran ~$2,800–2,955 (un-exempted), then dropped from 2020 on — that’s the homeowner’s exemption kicking in when Le took occupancy. So the current ~$1,806/yr (~0.52% of assessed) already reflects the owner-occupant exemption. Eric inherits roughly this: ~$1,806/yr ≈ $151/mo, no exemption adjustment needed. (File for it in your own name after closing.)
Affordability — VERDICT: FITS $2,500 with room; over the old $2,000
Under the new params (20% down, no PMI; $2,500 ceiling), this now clears comfortably.
- 20% down = $78,000 → loan $312,000
- P&I at 6.5%: ~$1,972/mo
- Property tax (exemption already applied): ~$151/mo
- Insurance: ~$110/mo
- PMI: $0 (20% down)
- All-in: ~$2,233/mo → ~$267/mo UNDER $2,500 (and ~$233 OVER the old $2,000). Clears $2,500. ✓
Cash — comfortable
- 20% down ($78k) + ~$11.7k closing (3%) ≈ $89.7k — inside the $105k fund, leaving ~$15.3k of cushion.
Flags
- $390k = over the payment target by ~$233/mo. Price, not tax, is the issue.
- 3 bd / 1.5 ba — actually the best bed/bath mix of this batch, and on the largest lot (0.25 ac). Those are genuine pluses if the price came down.
- Listed 12% over assessed — over market, but the smallest gap of the four ~$390k+ houses.
- Built 1948 — old; inspect foundation, wiring, plumbing, roof. A/C present.
Bottom line
This is the roomiest fit in the $390k tier, and it earns it on the merits. You get the best bed/bath mix on the board — 3 bd / 1.5 ba — sitting on the single largest lot of the whole batch at 0.25 acre, with A/C already in and a 440-sqft garage. The numbers breathe rather than squeeze: ~$2,233/mo leaves ~$267 of headroom under the ceiling, the cash entry keeps ~$15k of cushion, and the tax is already exemption-adjusted to a low ~$151/mo. It’s close in, too — 6 minutes to Boise High, the shortest of the three finalists.
Be clear-eyed on the two knocks. It’s a 1948 build, so this one lives or dies on the inspection — foundation, wiring, plumbing, roof (A/C is the one system already handled). And it’s listed ~12% / ~$42.5k over the county’s $347,500, so you’d be buying over market with no equity cushion at close — though that 12% gap is the smallest of the four ~$390k+ houses.
Here’s the play: affordability isn’t the question anymore — value and condition are. Come in with a lowball toward the mid-$300s, near that $347.5k assessed number, and pair it with a hard inspection. Land it there and this is one of the strongest houses on the board. File for the homeowner’s exemption in your own name after closing.