2713 W Hazel 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, MLS #98990023)
- Source: https://www.zillow.com/homedetails/2713-W-Hazel-St-Boise-ID-83702/79621776_zpid/
- List price: $425,000
- 2 bd / 1 ba · 881 sqft · built 1920 · lot 3,049 sqft (0.07 ac) · no HOA · ~$482/sqft (highest $/sqft in batch)
- North End (83702) · thoughtfully updated finishes, cozy dining nook, attached storage shed, covered alley-loaded carport, covered porch. Zestimate $467,200. 34 photos.
County record — Ada County Assessor (the truth)
- Parcel: R6876120055 · Subdivision: PACKENHAMS AMD PLAT OF BLK 12 · Zone R-1C/HD-O (Historic District Overlay) · 0.070 ac · Tax Code Area 01-6
- Owner of record: PADGET JOYCE DARLENE TRUST (Instrument #2025078405)
- 2026 assessed value: $439,600 — land $292,500 (MARKET) + dwelling $147,100 (COST)
- List price is ~$14,600 (3%) UNDER assessed value — rare in this batch; priced at/under the county number (land-heavy North End valuation).
Valuation history by year (no Idaho cap — taxes drift with these)
| Year | Assessed |
|---|---|
| 2026 | $439,600 |
| 2025 | $406,500 |
| 2024 | $366,400 |
| 2023 | $341,600 |
| 2022 | $399,500 |
| 2021 | $395,100 |
| 2020 | $265,300 |
Actual property tax history (Total Taxes billed)
| Year | Total Taxes |
|---|---|
| 2025 | $2,594.46 |
| 2024 | $2,190.54 |
| 2023 | $2,068.36 |
| 2022 | $2,380.06 |
| 2021 | $2,952.02 |
| 2020 | $1,962.56 |
Exemption already applied. 2025 bill $2,594.46 ≈ ($406,500 − $125k) × 0.92% (resident trust). Eric inherits roughly this bill (~$2,590/yr ≈ ~$216/mo). FILE FOR THE EXEMPTION in your own name after closing.
Affordability — VERDICT: FITS (tight on both, but inside)
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 = $85,000 → loan $340,000
- P&I at 6.5%: ~$2,149/mo
- Property tax (exemption applied): ~$216/mo
- Insurance: ~$110/mo · HOA $0 · PMI $0
- All-in: ~$2,475/mo → ~$25/mo UNDER the $2,500 target. ✓ (only just)
Cash: $85,000 down + ~$12,750 closing (3%) ≈ $97,750 — inside the $105k fund, leaving ~$7.3k.
Flags
- Tiny & old: 881 sqft, 2 bd / 1 ba, built 1920 — the smallest, second-oldest house in the batch and the highest $/sqft ($482). A 1920 house demands a thorough inspection (foundation, electrical, plumbing supply lines, sewer scope). Livability is the real question.
- Historic District Overlay (HD-O) — exterior changes/additions may need design review; constrains future renovations. Confirm what the overlay allows before planning any work.
- Priced ~3% UNDER assessed — the only land-heavy North End value here; the location premium is real.
- Margins thin — ~$25/mo under target and ~$7.3k cash left; little slack.
Bottom line
Squeaks in: ~$2,475/mo (just under $2,500) and ~$97.8k cash (~$7.3k left in the fund), priced ~3% under the county’s $439,600 — the only at/under-assessed house besides the cheapest ones. The catch is the house itself: a 1920, 881-sqft, 2/1 in a Historic District Overlay at $482/sqft. The North End location carries it, but you’re paying top dollar per foot for a very small, very old home with renovation constraints. Inspect hard and confirm the HD-O rules; if you want the North End and can live small, it technically fits.