2530 S Gourley Pl
3/10
off-thesis duplex, over the $2,500 ceiling, no cash cushion; sub-assessed price is an investor signal
Parcel R1293240030 ·
County pulled: 2026-07-11 ·
- Price$450,000
- Beds / Baths4 / 2
- Sqft1,728
- Lot7,405 sqft
- Built1979
- HOANone
- School zoneBoise
Valuation & tax history
| Year | Assessed value | Property tax |
|---|---|---|
| 2026 | $455,700 | — |
| 2025 | $451,300 | $4,169.50 |
| 2024 | $431,100 | $3,920.00 |
| 2023 | $524,400 | $5,015.62 |
Idaho has no cap on assessment increases — assessed value (and therefore tax) drifts up year over year. Budget for the drift.
Record run July 11, 2026 · Ada County Assessor pulled 7/11 (parcel R1293240030, Eric accepted the site ToU himself) · listing facts from Zillow. County beats Zillow beats Zestimate.
Listing facts (Zillow — verified)
- ⚠️ DUPLEX — county Dwelling Type confirmed “Duplex” (2 units), not a single-family home. Currently tenant-occupied: listing states “Total actual rent $2,595.”
- List price $450,000 — Zillow shows a $40K price cut on 6/26; agent remarks note a second reduction, ~$60,000 total off the original ask. 60 days on Zillow, Active, “Motivated Seller.” Price/status are stale-listing-checker’s lane — seeded for reference only. MLS #98985829.
- 1,728 sqft total · built 1979 · 7,405 sqft lot · No HOA · frame/composition.
- 4 bed / 2 bath total across the two units (county baths 2.00; Unit 1: 1 bath, Unit 2: 1 bath).
- A/C: Central Air (county confirms Yes) · Heating: Electric, Forced Air, Heat Pump · 576 sqft car storage + driveway.
- Zestimate $447,600 (a Zillow guess — not an appraisal). Rent Zestimate $1,970/mo (below the $2,595 in-place rent). List is ~$260/sqft.
County record — Ada County Assessor (7/11)
- Parcel R1293240030 · Zone R-2 · Carmel Sub, Lot 6 Blk 1 · 0.170 ac · tax area 01-6.
- Owner of record: JOHNSON-SAUNDERS RESTATED TRUST 3-10-2005 — a family TRUST, NOT an LLC/flip (deed instrument #2024064443, into trust 2024).
- 2026 assessed $455,700 (land $199,800 + improvements $255,900). Assessment trend (county roll): 2023 $524,400 → 2024 $431,100 → 2025 $451,300 → 2026 $455,700 — value actually peaked in 2023 and has stayed below that since (Zillow’s assessed matched county for 2024 & 2025).
- Actual tax (county “Total Taxes”): 2023 $5,015.62 → 2024 $3,920.00 → 2025 $4,169.50 (2026 not yet billed). ~0.92% of assessed — UN-exempted, exactly as expected for a tenant-occupied duplex (no homeowner’s exemption).
- Characteristics: 1979 Duplex · 2.00 baths (county bedroom count blank; listing says 4) · A/C: Yes · county Total Sq Ft 1,728 = 864 main + 864 upper (two stacked units).
Reconciliation flags
- DUPLEX / investment property confirmed by the county roll, not a single-family owner-occupant home — flag for Eric’s use case. The rented unit would not get the owner-occupant tax treatment, so the ~$4,170 (un-exempted) bill is closer to what an investor-owner pays than what Eric would on a single-family primary.
- List $450,000 vs 2026 assessed $455,700 → ~$5.7k UNDER assessed — unusual for this batch (the others list well over), and the seller has already cut ~$60k. County value isn’t climbing much.
- No HOA.
- Owner is a family trust (individual-equivalent), not an LLC flip.
- Last sale price: not publicly disclosed (Idaho non-disclosure; 2024 deed instrument #2024064443 only). Dollar figure would need the Bridge/MLS transactions dataset (token unset).