5519 W Grover St
Run June 19, 2026 · via boise-home-eval skill · rate 6.5% (Freddie 6.47% 6/18, Bankrate 6.48% 6/19/2026) · cash fund $105k
Listing facts (Zillow, For Sale By Owner)
- Source: https://www.zillow.com/homedetails/5519-W-Grover-St-Boise-ID-83705/79625283_zpid/
- List price: $420,000 (price cut $5K on 5/5)
- 3 bd / 1 ba · 1,273 sqft · built 1948 · lot 0.26 ac · no HOA · ~$330/sqft
- Single Family · FSBO · large corner lot, double-car garage (rare for area), RV/boat storage, newer vinyl windows, recently remodeled, gas heat. 32 photos.
County record — Ada County Assessor (the truth)
- Parcel: R6890010005 · Subdivision: PALMER SUB NO 02 · LOT 14 · Zone R-1C · 0.260 ac · Tax Code Area 01-6
- Owner of record: CALHOUN LINDA L (a person → owner-occupied; Instrument #2025065640)
- 2026 assessed value: $399,900 — land $244,200 (MARKET) + dwelling $155,700 (COST)
- List price is ~$20,100 (5%) OVER assessed value — modest premium, reasonable.
Valuation history by year (no Idaho cap — taxes drift with these)
| Year | Assessed |
|---|---|
| 2026 | $399,900 |
| 2025 | $393,200 |
| 2024 | $368,400 |
| 2023 | $362,800 |
| 2022 | $405,700 |
| 2021 | $318,000 |
| 2020 | $255,800 |
Actual property tax history (Total Taxes billed)
| Year | Total Taxes |
|---|---|
| 2025 | $2,471.90 |
| 2024 | $2,208.68 |
| 2023 | $2,270.84 |
| 2022 | $2,433.88 |
| 2021 | $2,109.38 |
| 2020 | $1,849.74 |
Exemption already applied. 2025 bill $2,471.90 ≈ ($393,200 − $125k) × 0.92% — i.e. the homeowner’s exemption is in force (consistent with a resident owner). Eric inherits roughly this bill (~$2,470/yr ≈ ~$206/mo), no extra savings to capture. Still FILE FOR THE EXEMPTION in your own name after closing — it does not transfer with the sale.
Affordability — VERDICT: FITS (cash is the tight constraint)
Assumptions: 6.5% 30-yr fixed, 20% down (no PMI), effective levy 0.92%, $125k exemption applied, ins ~$110/mo.
20% down (no PMI)
- 20% down = $84,000 → loan $336,000
- P&I at 6.5%: ~$2,124/mo
- Property tax (exemption applied): ~$206/mo
- Insurance: ~$110/mo · HOA $0 · PMI $0
- All-in: ~$2,439/mo → ~$61/mo UNDER the $2,500 target. ✓ (over the old $2,000 ceiling)
Cash: $84,000 down + ~$12,600 closing (3%) ≈ $96,600 — inside the $105k fund, leaving ~$8.4k. Thin cushion but positive.
Flags
- 3 bd / 1 ba, built 1948 — single bath is a livability/resale limiter; a pre-1950 house needs a hard inspection (electrical, plumbing supply lines, foundation, sewer scope). The remodel + double garage help.
- FSBO — no listing-agent diligence; vet disclosures and comps yourself, and the “recently remodeled” claim (permitted? cosmetic vs. systems?).
- Cash cushion only ~$8.4k after 20% down + closing — the binding constraint here, not the payment.
- Priced ~5% over assessed — modest, not alarming.
Bottom line
A real contender on payment (~$2,439/mo, just under $2,500) but it leans on cash: ~$96.6k of the $105k fund goes in, leaving only ~$8.4k. The house is a 1948 3/1 at $330/sqft, priced 5% over the county’s $399,900. Inspect the 1948 systems hard and verify the remodel scope; if it checks out, it fits — just with a slim cash margin.