6498 W Denton St

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

The payment math is fine — but this is a townhouse in a platted townhouse sub (DENTON VILLAGE), which almost certainly means an HOA (Eric’s stated hard-no), and Zillow doesn’t disclose the dues. That, plus a ~29% over-assessed list, is the story. Confirm HOA dues before anything else.

Listing facts (Zillow, MLS #98990476)

• List price $365,000 (Active) · Zestimate $361,000 · $295/sqft
• 3 bd / 2 ba · 1,236 sqft · built 1981 · lot 3,049 sqft (0.07 ac) · HOA “$–” (Zillow — not disclosed) · Townhouse

County record — Ada County Assessor

• Parcel R1805750140 · Subdivision DENTON VILLAGE SUB (LOT 14 BLK 1) · Zone R-2 (multi-family) · 0.070 ac (tiny attached-home lot) · Tax Code Area 01-6 (~0.92% Boise levy) · last conveyed 2022.
• Owner HEFNER JASON K — a person, BUT the tax pattern shows the homeowner’s exemption is NOT on the bill → currently non-owner-occupied (likely a rental). Eric recaptures the exemption by re-filing.
• 2026 assessed $282,700 — land $127,200 + dwelling $155,500. List is ~$82,300 (~29%) over assessed — a wide gap; no equity cushion at list.
• Built 1981, remodeled 2011 · county “Single Family” but physically an attached townhouse · 3 bd / 2.00 ba · A/C: yes · 432-sqft attached garage (2-car) · 80-sqft patio · two-story attached unit on a 0.07-ac lot (county 1,224 sqft; Zillow 1,236).

The 2025 bill of $2,635.98 ≈ $286,000 × 0.922% at FULL assessed value — exemption NOT applied (non-owner-occupied). Eric re-files and recaptures it → 2026 taxable ($282,700 − $125,000) × 0.922% ≈ ~$1,454/yr ≈ ~$121/mo (roughly half the current owner’s un-exempted bill).

Affordability — payment fits (~$2,067/mo before HOA), but the HOA is the deal-shaper. ~$84k cash.

At 20% down (no PMI): down $73,000 → loan $292,000 · P&I ~$1,846 · tax ~$121 · ins ~$100 (HO-6 interior) · all-in BEFORE HOA ~$2,067/mo. HOA UNKNOWN — not disclosed on Zillow; a townhouse sub almost always carries dues, and Boise townhouse HOAs commonly run ~$100–250/mo (at ~$150 → ~$2,217/mo; at ~$250 → ~$2,317/mo). Cash: $73,000 + ~$10,950 closing ≈ $83,950, inside $105k with ~$21,050 cushion.

Flags

• HOA — Eric’s hard-no, and the dues are undisclosed. A townhouse in a platted townhouse sub (Zone R-2, DENTON VILLAGE); there is almost certainly a mandatory HOA, and Zillow shows “$–”. Get the actual dues + CC&Rs before spending another minute on it — an HOA at all is Eric’s disqualifier. Biggest flag.
• Listed ~29% / ~$82k over assessed — wide gap, no equity cushion. Negotiate against the $282,700.
• Attached townhouse, not detached — shared wall(s), 0.07-ac lot, no real yard; the opposite of Eric’s garden/yard/music priorities.
• Current owner’s tax has no exemption — the sticker $2,636/yr is the un-exempted number; Eric’s owner-occupant figure is ~$121/mo. FILE THE EXEMPTION after closing.
• Pluses: 2 full baths, A/C, a 2-car garage, and a 2011 remodel — mechanically the least worrying of the older builds. If the HOA didn’t exist this would be an easy affordability yes.

Bottom line

On pure numbers it works — ~$2,067/mo before HOA and ~$84k cash (~$21k cushion), with 2 baths, A/C, a 2-car garage, and a 2011 remodel. But it’s an attached townhouse in DENTON VILLAGE SUB, which means an HOA — Eric’s stated hard-no — and the dues aren’t even disclosed (Zillow “$–”), so the true all-in is unknown until someone pulls the CC&Rs. Add that it lists ~29% / ~$82k over the county’s $282,700 and gives up the yard/detached-house Eric actually wants, and this is a likely NO on Eric’s rules regardless of how the payment pencils. Action item: confirm the HOA dues + restrictions; if (improbably) there’s no HOA, revisit. Otherwise pass. (FILE THE EXEMPTION if it ever proceeds — the current bill is un-exempted.)