9521 W Cory Ln

Run July 2, 2026 · rate 6.5% (Freddie 6.43% 7/2/2026) · cash fund $105k.

The newest, cleanest, and best-priced house in this batch — a 2005 single-story 3/2 with A/C and a 2-car garage, listed essentially at the county’s assessed value (the opposite of the over-assessed cottages). The catches: it’s the priciest (tightest payment + cash cushion) and it carries an HOA — only $17/mo, but an HOA is Eric’s stated hard-no.

Listing facts (Zillow, MLS #98992340)

• List price $405,000 (New) · Zestimate $402,700 · $286/sqft
• 3 bd / 2 ba · 1,416 sqft · built 2005 · lot 8,276 sqft (0.19 ac) · HOA $17/mo · Single Family

County record — Ada County Assessor

• Parcel R8103260040 · Subdivision STANFORD SUB (LOT 04 BLK 01) · Zone R-1B · 0.194 ac · Tax Code Area 01-8 (the higher ~0.92% levy — not the cheap 01-4) · last conveyed 2021.
• Owner WILLEY HOLLY A — a person, and the tax math shows the homeowner’s exemption is already on the bill → owner-occupied, not a flip.
• 2026 assessed $406,300 — land $163,400 + dwelling $242,900. List ($405,000) is ~$1,300 (~0.3%) BELOW assessed — the ONLY candidate priced at/under the county’s number. Real value support, a genuine equity cushion instead of a 30% overask.
• Built 2005, no remodel needed on record · 3 bd / 2.00 ba · A/C: yes · 572-sqft attached garage (2-car) · 240-sqft covered patio · 80-sqft shed · all 1,416 sqft single-story, above grade. The largest, newest, most feature-complete house in this group.

The 2025 bill of $2,412.10 ≈ ($386,600 − $125,000 exemption) × 0.922% — exemption already applied. Eric re-files after closing → 2026 taxable $281,300 × 0.922% ≈ ~$2,590/yr ≈ ~$216/mo — the highest tax of the batch (higher assessed × the higher 01-8 levy).

Affordability — FITS, but it’s the tight one. ~$2,391/mo all-in (~$109 under), ~$93k cash.

At 20% down (no PMI): down $81,000 → loan $324,000 · P&I ~$2,048 · tax ~$216 · ins ~$110 · HOA $17 · all-in ~$2,391/mo (only ~$109 under $2,500 — the least headroom in the batch). Cash: $81,000 + ~$12,150 closing ≈ $93,150, inside $105k but leaving only ~$11,850 cushion (the tightest of the batch).

Flags

• HOA — $17/mo. Nominal in dollars, but an HOA at all is Eric’s stated hard-no (see CLAUDE.md / eric-lens). Small fee, but confirm the CC&Rs before falling for the house. Biggest flag by Eric’s rules.
• Priciest + tightest fit. ~$2,391/mo (~$109 headroom) and ~$93k cash (~$11.9k cushion) — it clears both, but with the least margin of safety in the group. A rate uptick or a surprise repair bites here first.
• Highest tax + steepest drift. ~$216/mo now, on the higher 01-8 levy, with assessed up 5% last year — the tax line will keep climbing faster than Jackie’s.
• Pluses (this is the quality pick): listed at/below assessed (real equity, not a 30% overask), 2005 build (no 1960s-systems risk), A/C, 2-car garage, 2 full baths, single-story, covered patio + shed, owner-occupied. On condition and value it’s the strongest house here — a turnkey home, not a project. FILE THE EXEMPTION after closing.

Bottom line

The quality-and-value pick of the batch — and the one place the county number is on your side. It’s a 2005 single-story 3/2 with A/C, a 2-car garage, and two full baths, listed at $405,000 against a $406,300 assessed value (~$1,300 under, the only candidate not overpriced vs. the county). The trade-off is that it’s the most expensive and tightest fit: ~$2,391/mo all-in (~$109 under the ceiling) and ~$93k cash (~$11.9k cushion, the thinnest here), plus the highest, fastest-rising tax (~$216/mo on the 01-8 levy) and an HOA — small at $17/mo, but an HOA is Eric’s hard-no, so read the CC&Rs before you fall for it. If Eric can stomach the HOA, this is the least risky house on condition/value even though it buys the least financial cushion. FILE THE EXEMPTION after closing.