2523 W Idaho 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 #98987157)

• Source: https://www.zillow.com/homedetails/2523-W-Idaho-St-Boise-ID-83702/79622711_zpid/
• List price: $535,000
• 2 bd / 1 ba · 924 sqft · built 1910 · ~$579/sqft · 83702 (North End)
• Status (Zillow, checked 2026-06-19): Active

County record — Ada County Assessor (the truth)

• Parcel: R2734251917 · Subdivision: FAIRVIEW ADD · BLK 33 D OF CIT R/W & W 30’ OF LOT 6 BLK 33 · Zone R-3 · 0.080 ac · Tax Code Area 01-6
• Owner of record: LLOYD CHARLES DAVID JR (a person → owner-occupied; bought 2022, Instrument #2022067125)
• 2026 assessed value: $421,100 — land $225,000 (MARKET) + dwelling $196,100 (COST)
• List price is ~$113,900 (27%) OVER assessed value — a large premium. North End location (83702) carries a real premium, but you’re paying $114k over the county’s mark on a tiny lot (0.08 ac).

Valuation history by year (no Idaho cap — taxes drift with these)

Up ~50% in six years (2020 $281k → 2026 $421k). North End values run high; budget for continued tax drift.

Actual property tax history (Total Taxes billed)

Exemption is applied in the recent bills. 2025 tax $2,791.74 on $427,900 assessed = ~0.65% effective — the exemption-adjusted rate (note the 2022→2023 drop from $3,898 to $2,683 as the resident owner’s exemption kicked in after the 2022 purchase). Gross un-exempted levy ≈ 0.92%. Eric, living here, inherits roughly the current exempted bill (~$2,800/yr ≈ ~$233/mo), no extra savings to capture. FILE FOR THE EXEMPTION after closing — it does not transfer with the sale.

Affordability — VERDICT: Hard no (fails payment AND cash)

Assumptions: 6.5% 30-yr fixed, 20% down (no PMI), effective levy ~0.92% / exempted bill ~$2,800/yr, ins ~$120/mo.

20% down (no PMI)

• 20% down = $107,000 → loan $428,000
• P&I at 6.5%: ~$2,705/mo
• Property tax (exemption applied): ~$233/mo
• Insurance: ~$120/mo (older, higher-value) · HOA $0 · PMI $0
• All-in: ~$3,058/mo → ~$558/mo OVER the $2,500 ceiling. ✗

Cash also fails. $107,000 down + ~$16,050 closing (3%) ≈ $123,050 — ~$18k OVER the $105k fund. Both binding constraints fail, and by the widest margins in the batch. To fit $2,500/mo on payment alone (tax ~$233 + ins ~$120 ⇒ P&I budget ~$2,147 ⇒ loan ~$340,000 ⇒ price ~$425k at 20% down), Idaho St would need to drop roughly $110k — not a realistic negotiation.

Flags

• Worst fit in the batch — ~$558/mo over the payment ceiling and ~$18k over the cash fund. Hard no.
• 27% over assessed value ($535,000 vs $421,100) — paying a steep North End premium over the county’s mark.
• 1910 build, 924 sqft, 2bd/1ba — the oldest house on the board. A 115-year-old structure demands a rigorous inspection (foundation, knob-and-tube, galvanized/lead supply lines, sewer scope, seismic). ~$579/sqft.
• Tiny 0.08-acre lot — minimal land for the price; the value is almost entirely location.
• The draw is real but doesn’t change the math — North End character/walkability commands a premium, but it’s ~$110k beyond what Eric’s $2,500 / $105k parameters afford.

Bottom line

The clearest “does not fit” of the batch. At $535,000 the 20%-down payment is ~$3,058/mo (~$558 over the $2,500 ceiling) and the cash need (~$123k) is ~$18k past the $105k fund — both fail, by the largest margins here. It’s a charming 1910 North End cottage, but it’s tiny (924 sqft, single bath) on a 0.08-acre lot, priced 27% over the county’s $421,100. Closing the gap would take a ~$110k cut. Pass; this is a budget tier above Eric’s parameters.