3605 W Morris Hill Rd
- Price$489,000
- Beds / Baths2 / 1
- Sqft1,300
- Lot5,277 sqft (0.12 ac)
- Built1938
- HOANone
- Avg drive14 min
- School zoneBoise
Drive times 14 min avg
- Illya's house 16 min 6.8 mi
- Jay & Debby's house 18 min 6.1 mi
- Boise High School 6 min 2.1 mi
- Idaho Fine Arts Academy 18 min 9.9 mi
Driving estimates via OSRM (free-flow, no traffic) — routes drawn on the map above. Average across 4 landmarks.
Valuation & tax history
| Year | Assessed value | Property tax |
|---|---|---|
| 2026 | $386,100 | — |
| 2025 | $393,600 | $3,627.66 |
| 2024 | $371,300 | $3,369.32 |
| 2023 | $350,900 | $3,350.84 |
| 2022 | $365,800 | $3,171.72 |
| 2021 | $296,600 | $3,241.68 |
| 2020 | $241,300 | $2,864.82 |
Idaho has no cap on assessment increases — assessed value (and therefore tax) drifts up year over year. Budget for the drift.
Run June 19, 2026 · rate 6.5% (Freddie 6.47% 6/18, Bankrate 6.48% 6/19/2026) · cash fund $105k
Listing facts (Zillow)
- ~$376/sqft
- 1938 Craftsman in the Crescent Rim neighborhood · unique period details, open floor plan, curved archways, fireplace, hardwood floors. Kitchen photos look original/vintage (un-renovated). 17 photos.
County record — Ada County Assessor (the truth)
- List price is ~$102,900 (27%) OVER assessed value — the widest gap in the batch. The pricing is neighborhood/charm-driven (Crescent Rim), not assessment-driven. Big question, not a verdict.
NO exemption applied. 2025 bill $3,627.66 ≈ $393,600 × 0.92% on the FULL value (no $125k deduction) — the trust is paying the un-exempted bill. As owner-occupant Eric files the exemption and saves ~$1,150/yr: estimated ~$2,471/yr ≈ ~$206/mo (vs. the current ~$302/mo). FILE FOR THE EXEMPTION after closing.
Affordability — VERDICT: NO (over payment AND over cash fund)
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 = $97,800 → loan $391,200
- P&I at 6.5%: ~$2,473/mo
- Property tax (exemption applied): ~$206/mo
- Insurance: ~$110/mo · HOA $0 · PMI $0
- All-in: ~$2,789/mo → ~$289/mo OVER the $2,500 target. ✗
Cash: $97,800 down + ~$14,670 closing (3%) ≈ $112,470 — EXCEEDS the $105k fund by ~$7.5k. Doesn’t pencil at 20% down without dipping into the (untouchable) emergency fund.
Flags
- Most expensive list in the batch ($489k) and ~27% over assessed — pricing is charm/location premium.
- Built 1938, 2 bd / 1 ba, kitchen appears original — a small, old, single-bath house. Real money likely needed for kitchen/bath/systems on top of the price. Pre-WWII inspection mandatory (electrical, plumbing, foundation, sewer scope).
- Both constraints blown: ~$289/mo over the payment target and ~$7.5k over the cash fund at clean 20% down.
- Tiny 0.12 ac lot.
Bottom line
A pass on the numbers: $489k is the priciest list here, ~27% over the county’s $386,100, and it breaks both of Eric’s limits — ~$2,789/mo (≈$289 over $2,500) and ~$112.5k cash needed (over the $105k fund). The exemption Eric would file saves ~$1,150/yr but doesn’t close the gap. It’s a small (2/1, 1,300 sqft) un-renovated 1938 Craftsman whose price is all Crescent Rim charm. Only interesting at a materially lower number.