2903 W Lemhi St

Run June 19, 2026 · rate 6.5% (Freddie 6.47% 6/18, Bankrate 6.48% 6/19/2026) · cash fund $105k

✅ COUNTY PULL COMPLETED 2026-07-11 (Ada County Assessor, parcel R2024250328). Valuation and tax tables are now county-sourced (below). The Affordability / Flags / Bottom-line sections below still reflect the old blocked-pull estimate and need a re-run by their owners. Key finding for the eval: the current $3,566/yr tax (~$297/mo) is the UN-exempted figure — the current owner has no homeowner’s exemption. As an owner-occupant Eric would file it and drop to ~$208/mo, so the “~$41 under $2,500” read still roughly holds only if the exemption is filed. boise-home-eval should recompute PITI; house-scorer/Chip should re-check score/verdict/ summary against the real numbers.

Listing facts (Zillow)

• List 989 sqft → ~$430/sqft (but see county sqft discrepancy below)

County record — Ada County Assessor (pulled 2026-07-11)

• Parcel: R2024250328 · Tax Code Area: 01-6 · Zone: R-1C
• Owner: MEYER JEFFREY K — an individual. Note: despite the owner mailing address matching the situs, the tax below is un-exempted (see effective-rate note), so the current owner is effectively taxed as a non-occupant this cycle.
• Legal: LOT 13 BLK 02, EAGLESON SUB (#0335-S) · Lot: 0.081 ac
• 2026 assessed: $395,600 (land $165,600 + improvements $230,000). List $425,000 sits ~$29k above the county assessed value — and the assessed came in below the eval’s assumed ~$425k.
• Structure (county): built 2005, single-family, two-story, 1,303 total sq ft (main 509
  • upper 794), 2.5 baths, A/C: Yes, 238 sq ft garage, 130 sq ft patio.
• ⚠️ SQFT / BATH DISCREPANCY. County: 1,303 sqft, 2.5 baths. Listing: 989 sqft, 2 bed / 2 bath. County area is ~30% higher and shows a half-bath more. Frontmatter sqft/beds/baths left at the listing values pending verification — but note at 1,303 sqft the $/sqft is ~$326, not ~$430, a materially better value story if the county figure holds.
• Actual tax history (county “Total Taxes”): 2025 $3,565.78 (~$297/mo) · 2024 $3,530.66 · 2023 $3,382.70 · 2022 $3,719.90 · 2021 $3,436.54 · 2020 $3,153.60.
• Effective-tax / exemption note (for boise-home-eval): total 2026 levy for area 01-6 is 0.009216691. The 2025 bill ($3,566) ≈ the un-exempted calc ($395,600 × levy ≈ $3,646), i.e. no homeowner’s exemption is currently applied. With the exemption (~$125k off taxable), Eric’s owner-occupied tax ≈ $2,494/yr (~$208/mo) — close to the old ~$200/mo estimate, so the fit is preserved contingent on filing the exemption. FILE FOR THE EXEMPTION.
• Prior-year assessed values (2020–2025) were not reachable this pull — the Assessor year selector needs an in-page interaction the API-less browser session can’t perform; only current-year (2026) valuation and the full tax table are URL-reachable.

Affordability — ESTIMATE ONLY (list price; county tax NOT confirmed)

Assumptions: 6.5% 30-yr fixed, 20% down (no PMI), estimated tax ~$2,400/yr (~0.67% exempted effective on an assumed ~$425k assessed — UNVERIFIED), ins ~$110/mo. These numbers move once the real assessed value and tax bill are pulled.

20% down (no PMI)

• 20% down = $85,000 → loan $340,000
• P&I at 6.5%: ~$2,149/mo
• Property tax (ESTIMATED, exemption applied): ~$200/mo
• Insurance: ~$110/mo · HOA $0 · PMI $0
• All-in (estimate): ~$2,459/mo → ~$41/mo UNDER the $2,500 ceiling. (pending county confirmation)

Cash (estimate). $85,000 down + ~$12,750 closing (3%) ≈ $97,750 — inside the $105k fund, ~$7,250 left.

So on the list-price math this is the one in the batch that plausibly fits both axes — newest build (2005), list right at the ceiling, payment ~$41 under and cash with a small cushion. But the verdict is provisional until the real assessed value and tax history are pulled; if the assessment runs high, the tax (and the all-in) could nudge it over.

Flags

• County financials NOT pulled — Terms-of-Use gate blocked the assessed value and tax tables. The fit verdict is from list price only; treat tax_mo and the ~$2,459/mo all-in as estimates until re-pulled.
• Most promising of the batch on paper — newest build (2005), list AT the $425k ceiling, plausibly under $2,500/mo at clean 20% down with cash to spare. Worth prioritizing the re-pull.
• Small 0.081-ac lot — likely a cluster/zero-lot-line parcel; verify what (if any) HOA or shared maintenance applies (the listing says HOA $0, but the small platted lot warrants a check).
• Only a 2bd — fine for the budget, but confirm the second bath and layout justify the per-sqft price.

Bottom line

The standout of this batch on the numbers available — and the only one that looks like it actually fits. At $425,000 (right at Eric’s ceiling), clean 20% down pencils to roughly $2,459/mo all-in with ~$98k cash and a small cushion, and it’s the newest house here (2005). But the county pull was blocked by the Terms gate, so the assessed value and the real tax bill are still unknown — the fit is provisional. Re-pull R2024250328 first when the site is accessible; if the tax lands near the ~$200/mo estimate, this is a genuine contender.