5808 W Clinton St

Run June 7, 2026 (county record completed) · via boise-home-eval skill · rate 6.5% (Freddie 6.48% / Bankrate 6.52%, 6/7/2026)

Listing facts

• Source: https://www.zillow.com/homedetails/5808-W-Clinton-St-Boise-ID-83704/79667241_zpid/
• List price: $390,000
• 3 bd / 1.5 ba · ~1,389 sqft (county confirms 1,389) · built ~1948 (county: 1948)
• lot 0.25 ac (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)

• Parcel: R5152000146 · Subdivision: LARSON SUB · Tax Code Area 01-6 (Boise City)
• Owner of record: LE JASON (a person → owner-occupied; exemption in force, see below)
• 2026 assessed value: $347,500 — land $192,900 (MARKET) + dwelling $154,600 (COST), lot 0.250 ac
• Total levy: 0.009216691 (~0.92%)
• List price is ~$42.5k (12%) ABOVE assessed value — priced over market.

Actual property tax history (Total Taxes billed)

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

Now a soft yes / real contender under the new params. The monthly clears $2,500 with ~$267 to spare, cash fits with ~$15k cushion, and on the merits this is the best house in the ~$390k tier: 3bd / 1.5ba — the best bed/bath mix of the batch — on the largest lot (0.25 ac), exemption already in force (low ~$151/mo tax), and listed only ~12% over assessed (the smallest gap of the four ~$390k+ houses). The real knocks are the 1948 build (inspect foundation, wiring, plumbing, roof — A/C present) and the ~$42.5k of buy-over-market with no equity cushion at close. Affordability is no longer the issue; this is a value/condition question. Worth a lowball toward the mid-$300s (near the $347.5k assessed) and a hard inspection — at that point it’s one of the strongest options on the board.