3504 N Jackie Ln

Run June 7, 2026 · rate 6.5% (Freddie 6.48% 6/4, Bankrate 6.53% 6/7/2026) · cash fund $105k

Listing facts (Zillow)

• $500/sqft

County record — Ada County Assessor (the truth)

• Parcel note: the tracked parcel is the real dwelling; a separate P-prefix record at the same address is a personal-property/manufactured record — ignore it. Tax Code Area 01-4 = School Dist No. 2, a cheaper levy than Boise City.
• Total levy: 0.006103518 (~0.61%)
• List price is ~$125,500 (54%) ABOVE assessed value — the most overpriced house on the entire board.

The tax doubled from 2022 → 2023 ($804 → $1,513) — that is the homeowner’s exemption coming OFF (became a rental). So the current ~$1,400/yr bill is roughly un-exempted at the cheap 0.61% levy. Eric as owner-occupant gets the exemption back: min(50% × $234,400, $125,000) = $117,200 → taxable $117,200 × 0.61% ≈ $715/yr ≈ $60/mo (a low bill, thanks to the cheap tax-code area).

Affordability — VERDICT: FITS easily (clears $2,500 with ~$510 to spare), but BADLY OVERPRICED

Affordability was never the issue here and it isn’t now — clean 20% down fits with room. The price is the whole problem.

• 20% down = $71,980 → loan $287,920
• P&I at 6.5%: ~$1,820/mo
• Property tax (owner-occupant w/ exemption — exemption currently OFF / likely a rental; Eric recaptures it by re-filing after closing): ~$60/mo at the cheap 0.61% levy
• Insurance: ~$110/mo
• HOA: $0
• PMI: $0 (20% down)
• All-in: ~$1,990/mo → ~$510/mo UNDER $2,500 (and essentially ON the old $2,000). Clears both. ✓ (The cheap tax — $60/mo — is doing the heavy lifting.)

Cash — comfortable

• 20% down ($72.0k) + ~$10.8k closing (3%) ≈ $82.8k — inside the $105k fund, leaving ~$22.2k of cushion (the biggest buffer of the batch).

Flags — this is the dealbreaker section

• $500/sqft for 720 sqft. A very steep price-per-foot. You are paying $359,900 for a house the county values at $234,400.
• Listed 54% over assessed value — by far the widest gap of any candidate. This is not a pricing quirk; it’s a fundamental overask. You’d be buying ~$125k of instant negative equity.
• 720 sqft, 2 bd / 1 ba — the second-smallest house on the board (only Broxon, 625 sqft, is smaller). Long-term livability and resale are real questions even before the price.
• The monthly “works” only because the assessed value (and thus the exempted tax) is so low — that’s the county telling you the house is cheap, while the seller is asking like it’s expensive.

Bottom line

A clear NO — and the new params make it even clearer why. The monthly fits comfortably (~$1,990, $510 under $2,500) and the cash fits with the largest cushion on the board (~$22k left). None of that matters: the county values this 720-sqft 1958 cottage at $234,400 and the seller wants $359,900 — a 54% / ~$125,500 premium, the widest list-vs-assessed gap of any candidate. You’d close ~$125k underwater on day one, for the second-smallest house on the board (720 sqft, 2bd/1ba — only Broxon’s 625 sqft is smaller) at a steep $500/sqft. Affordability is a red herring here — the payment “works” only because the assessed value (and thus the exempted tax) is so low, which is the county telling you the house is cheap while the seller prices it like it’s expensive. The only path is a cut into the mid-$200s (toward assessed), where the cheap 0.61% levy would make it a genuine bargain. At $359,900 it’s the easiest pass of the batch on value.