1485 E Independence 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 #98990719)

• Source: https://www.zillow.com/homedetails/1485-E-Independence-St-Boise-ID-83706/79526011_zpid/
• List price: $399,900 (lowest list in batch)
• 3 bd / 1 ba · 1,040 sqft · built 1977 · lot 7,187 sqft (0.165 ac) · no HOA · ~$385/sqft
• SE Boise corner lot, one block from Liberty Elementary & Helen B. Lowder Park. Listing openly calls it a “FIXER UPPER — bring your vision” (fresh paint, new flooring, landscaping needed). Zestimate $387,200. 21 photos.

County record — Ada County Assessor (the truth)

• Parcel: R1342000280 · Subdivision: CENTENNIAL SUB · LOT 4 BLK 3 · Zone R-1C · 0.165 ac · Tax Code Area 01-6
• Owner of record: MORALES JASON (a person; Instrument #112000794 — long-held)
• 2026 assessed value: $395,400 — land $213,100 (MARKET) + dwelling $182,300 (COST)
• List price is ~$4,500 (1%) BELOW assessed value — essentially priced AT the county number; the tightest list-vs-assessed gap in the batch alongside being the cheapest list. Good pricing signal.

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

Actual property tax history (Total Taxes billed)

Exemption already applied. 2025 bill $2,380.54 ≈ ($382,200 − $125k) × 0.92% (resident owner). Eric inherits roughly this bill (~$2,366/yr ≈ ~$197/mo). FILE FOR THE EXEMPTION in your own name after closing.

Affordability — VERDICT: FITS — most comfortable of the batch

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 = $79,980 → loan $319,920
• P&I at 6.5%: ~$2,022/mo
• Property tax (exemption applied): ~$197/mo
• Insurance: ~$110/mo · HOA $0 · PMI $0
• All-in: ~$2,329/mo → ~$171/mo UNDER the $2,500 target. ✓ (the most headroom in the batch)

Cash: $79,980 down + ~$11,997 closing (3%) ≈ $91,977 — inside the $105k fund, leaving ~$13.0k — the largest cushion of any candidate here. Lowest cash entry (lowest list).

Flags

• Listed as a FIXER UPPER — the seller is upfront: budget for paint, flooring, landscaping, and inspect for deferred maintenance behind the cosmetics. The single bathroom (3 bd / 1 ba) is a livability/resale limiter.
• Built 1977 — newest non-townhouse in the batch; far fewer pre-WWII systems risks than the 1920s/1930s/1940s candidates. Still inspect.
• Priced ~1% under assessed — you’re not overpaying; the cheapest list with the best cash cushion.
• Reno budget eats into the ~$13k cushion — keep the fixer scope honest.

Bottom line

The best budget fit on the board: cheapest list ($399,900), priced ~1% UNDER the county’s $395,400, lowest payment (~$2,329/mo, ~$171 under $2,500), and the most cash left (~$13k inside the fund). The trade is that it’s an admitted fixer — a 1977 3/1 needing cosmetic work — so reserve part of that cushion for the reno and inspect for anything structural hiding behind the “fresh paint and flooring.” On numbers, the strongest fit here; the work and the single bath are the honest caveats.