2713 W Hazel St
- Price$425,000
- Beds / Baths2 / 1
- Sqft881
- Lot3,049 sqft (0.07 ac)
- Built1920
- HOANone
- Avg drive12 min
- School zoneBoise
Drive times 12 min avg
- Illya's house 15 min 5.9 mi
- Jay & Debby's house 11 min 3.5 mi
- Boise High School 5 min 1.6 mi
- Idaho Fine Arts Academy 18 min 10.4 mi
Driving estimates via OSRM (free-flow, no traffic) — routes drawn on the map above. Average across 4 landmarks.
Valuation & tax history
| Year | Assessed value | Property tax |
|---|---|---|
| 2026 | $439,600 | — |
| 2025 | $406,500 | $2,594.46 |
| 2024 | $366,400 | $2,190.54 |
| 2023 | $341,600 | $2,068.36 |
| 2022 | $399,500 | $2,380.06 |
| 2021 | $395,100 | $2,952.02 |
| 2020 | $265,300 | $1,962.56 |
Idaho has no cap on assessment increases — assessed value (and therefore tax) drifts up year over year. Budget for the drift.
Run June 19, 2026 · rate 6.5% (Freddie 6.47% 6/18, Bankrate 6.48% 6/19/2026) · cash fund $105k
Listing facts (Zillow)
- ~$482/sqft (a steep price-per-foot)
- 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)
- Zone R-1C/HD-O — Historic District Overlay (exterior changes/additions may need design review; see Flags).
- List price is ~$14,600 (3%) UNDER assessed value — rare in this batch; priced at/under the county number (land-heavy North End valuation).
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, at a steep $482/sqft. 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.