3840 N Jackie Ln

Run July 2, 2026 · rate 6.5% (Freddie 6.43% 7/2/2026) · cash fund $105k.

Note: DIFFERENT house from the older jackie.md (3504 N Jackie Ln — a NO, 54% over assessed). Same street, different property. This one is a genuinely affordable single-story 3/1: the money works easily; the questions are the one bathroom, no A/C, no garage, and a ~30% over-assessed list.

Listing facts (Zillow, MLS #98982642)

• List price $349,900 (Active) — price cut $9.1k on 7/2 (was ~$359,000) · Zestimate $349,900 · $331/sqft
• 3 bd / 1 ba · 1,056 sqft · built 1969 · lot 7,840 sqft (0.18 ac) · no HOA · Single Family
• Highlights: original hardwood, new bathroom flooring, updated roof/HVAC/hot-water heater, fully fenced yard w/ mature trees, oversized storage shed, gated RV/off-street parking, central location.

County record — Ada County Assessor

• Parcel R7334210305 · Subdivision RANDALL ACRES SUB NO 10 (LOT 31 BLK 01) · Zone R-1C · 0.176 ac · Tax Code Area 01-4 (School Dist No. 2 — the cheap levy) · last conveyed 2023.
• Owner HAMILTON PAYTON — a person, and the tax pattern shows the homeowner’s exemption is already on the bill → owner-occupied, not a flip/rental.
• 2026 assessed $269,500 — land $135,900 + dwelling $133,600. List is ~$80,400 (~30%) over assessed — a real gap; no equity cushion at purchase.
• Built 1969, no remodel on record · 3 bd / 1.00 ba · 0 fireplaces · NO A/C on record (flag) · NO garage/carport · 380-sqft patio · fenced yard + storage shed · all 1,056 sqft single-story, above grade (no basement — a real advantage over the half-basement candidates).

The 2025 bill of $874.62 ≈ ($268,300 − $125,000 exemption) × 0.6104% — exemption already applied. Eric re-files after closing → 2026 taxable $144,500 × 0.6104% ≈ ~$882/yr ≈ ~$73/mo — the cheapest tax on the board (the 01-4 cheap levy + exemption doing the work).

Affordability — FITS easily. ~$1,952/mo all-in (~$548 under), ~$80k cash.

At 20% down (no PMI): down $69,980 → loan $279,920 · P&I ~$1,769 · tax ~$73 · ins ~$110 · HOA $0 · all-in ~$1,952/mo (~$548 under $2,500) — essentially on the old $2,000 target too. Cash: $69,980 + ~$10,497 closing ≈ $80,477, inside $105k with ~$24,500 cushion (among the healthiest in the batch).

Flags

• Listed ~30% / ~$80k over assessed ($349,900 vs. $269,500) — no equity cushion day one. Negotiate against the lagging assessed floor; the 7/2 price cut signals some give. Biggest flag.
• One bathroom. 3 bd / 1.00 ba is a real livability + resale knock — a second-bath add comes out of the 1,056-sqft footprint (no basement to hide it in).
• No A/C on record. County says none; the listing touts an “HVAC” update — confirm at showing whether that’s central A/C or a furnace-only update (Boise summers make it matter).
• No garage, no carport — just a fenced yard, gated RV/off-street parking, and a storage shed.
• 1969 build, no remodel on record — verify the claimed roof/HVAC/water-heater updates; inspect the panel and plumbing supply lines.
• Pluses: all sqft above-grade single-story, owner-occupied (not a flip), no HOA, a real 0.18-ac fenced lot w/ mature trees + shed, stable recent assessments, and the board’s lowest tax (~$73/mo). FILE THE EXEMPTION after closing.

Bottom line

An easy affordability YES, and the cheapest carry we’ve modeled: ~$1,952/mo all-in (~$548 under) and ~$80k cash (~$24.5k cushion). It’s a 1969 single-story 3/1, owner-occupied (not a flip), every foot above grade, on the board’s lowest tax (~$73/mo). The reservations are livability/value, not money: one bathroom, no A/C on record, no garage, and a list sitting ~30% / ~$80k over the county’s $269,500 — though the 7/2 price cut and the lagging assessed floor give room to negotiate. If the inspection is clean and you can live with one bath (or budget a second), this is a real contender on cost. FILE THE EXEMPTION after closing.