362 E Elwood Ln

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

A townhouse in Oakhurst Townhouses with a $270/mo HOA — the highest fee in the batch and a direct hit on Eric’s no-HOA rule. Value is good (listed essentially AT assessed), but the dues + shared-wall product put it against Eric’s priorities.

Listing facts (Zillow, MLS #98984128)

• List price $369,800 (Active) — price cut $100 on 6/25 · Zestimate $369,300 · $293/sqft
• 3 bd / 2 ba (county says 1.5 ba) · 1,264 sqft · built 1992 · lot 2,178 sqft (0.05 ac) · HOA $270/mo · Townhouse

County record — Ada County Assessor

• Parcel R6206410240 · Subdivision OAKHURST TOWNHOUSES NO 04 (LOT 97) · Zone R-2 (multi-family) · 0.050 ac (tiny attached lot) · Tax Code Area 01-6 (~0.92% Boise levy) · last conveyed 2022.
• Owner MCCONNELL ROBERT J — 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 it by re-filing.
• 2026 assessed $365,000 — land $152,000 + dwelling $213,000. List is ~$4,800 (~1.3%) over assessed — priced essentially AT the county number (the best value support of the townhouses, similar to Cory).
• Built 1992, no remodel on record · county “Single Family,” physically an attached townhouse · 3 bd / 1.50 ba (Zillow says 2 ba) · 1 fireplace · A/C: yes · 288-sqft attached garage (1-car) · 40-sqft deck + 84-sqft patio · two-story attached unit on a 0.05-ac lot.

The 2025 bill of $3,461.66 ≈ $374,500 × 0.924% at FULL assessed value — exemption NOT applied (non-owner-occupied). Eric recaptures it → 2026 taxable ($365,000 − $125,000) × 0.924% ≈ ~$2,218/yr ≈ ~$185/mo (vs. the current owner’s ~$3,462 un-exempted).

Affordability — fits (~$2,410/mo) but the $270 HOA is the story. ~$85k cash.

At 20% down (no PMI): down $73,960 → loan $295,840 · P&I ~$1,870 · tax ~$185 · ins ~$85 (HO-6 interior) · HOA $270 · all-in ~$2,410/mo (only ~$90 under $2,500) — and ~$270 of that (11%+) is dues. Cash: $73,960 + ~$11,094 closing ≈ $85,054, inside $105k with ~$19,950 cushion.

Flags

• HOA $270/mo — the highest in the search, and Eric’s hard-no. ~$97k of dues over 30 years at today’s rate (and they only rise). An HOA at all is Eric’s disqualifier; at $270/mo it’s also the most expensive fee on the board and eats most of the payment’s headroom. Biggest flag.
• Attached townhouse, 0.05-ac lot, no yard, shared walls, HOA-run exterior — the opposite of Eric’s garden/yard/music priorities.
• County says 1.5 baths (Zillow 2) — confirm the real bath count; a 3-bed with 1.5 baths is a resale knock.
• Current tax is un-exempted — the $3,462 sticker is the rental figure; Eric’s owner-occupant number is ~$185/mo. FILE THE EXEMPTION after closing if it ever proceeds.
• Pluses: priced right at assessed (real value support), A/C, a fireplace, a 1-car garage, 1992 build (low mechanical risk). Money-wise the best-value townhouse — but the HOA and product type are the problem.

Bottom line

A likely NO on Eric’s rules. It’s the best-priced townhouse (~1.3% over the county’s $365,000, dipping assessment, low tax drift) and the payment technically clears at ~$2,410/mo with ~$85k cash (~$20k cushion) — but it’s an attached townhouse in Oakhurst with a $270/mo HOA, the single most expensive fee in the search and a direct violation of Eric’s no-HOA hard line, in exactly the shared-wall / no-yard product he doesn’t want. The HOA also devours the headroom, leaving only ~$90/mo under the ceiling. Pass unless Eric explicitly drops the no-HOA rule — in which case confirm the bath count and FILE THE EXEMPTION (current bill is un-exempted) to hold ~$185/mo tax.