727 N Ocean Ave
- Price$385,900
- Beds / Baths3 / 2
- Sqft1,110
- Lot0.149 ac (6,491 sqft)
- Built1997
- HOANone
- Avg drive18 min
- School zoneWest Ada
Drive times 18 min avg
- Illya's house 16 min 7.8 mi
- Jay & Debby's house 30 min 16.4 mi
- Boise High School 20 min 14.2 mi
- Idaho Fine Arts Academy 8 min 3.4 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 | $338,200 | — |
| 2025 | $345,300 | $1,556.26 |
| 2024 | $337,100 | $1,055.80 |
| 2023 | $302,800 | $955.62 |
| 2022 | $398,800 | $1,453.52 |
| 2021 | $296,300 | $1,215.84 |
| 2020 | $229,000 | — |
Idaho has no cap on assessment increases — assessed value (and therefore tax) drifts up year over year. Budget for the drift.
Run July 6, 2026 · rate 6.5% (Bankrate 6.54% 7/6, Freddie 6.43% 7/2/2026) · cash fund $105k.
Listing facts (Zillow)
- List $385,900 — price cut ~$14k on 7/1 (wasn’t moving) · ~$348/sqft
- 3 bd / 2 ba · 1,110 sqft · built 1997 · listing brokerage Fathom Realty
County record — Ada County Assessor
- List is ~14% / ~$47.7k over the 2026 assessed value ($338,200) — a real premium, and the assessment has drifted down two years running (2025 $345.3k → 2026 $338.2k), not the steady climb most Boise-area parcels show. The 2022 $398.8k spike already corrected back down.
- Owner: BISON BASIN LLC — acquired 2026 (Instrument #2026024067) and relisted the same year. This is a flip; no homeowner’s exemption on the current bill.
- Single story, 1,110 sqft, no basement · 461 sqft garage · A/C yes · 0.149 ac lot · no HOA on the county record (verify — HOA is a hard no).
The 2025 bill (~$1,556) reflects the departed owner-occupant’s exemption. As an LLC the un-exempted 2026 bill jumps to ~$2,390/yr — but Eric re-qualifying lands ~$1,510/yr ≈ ~$125/mo. FILE FOR THE EXEMPTION after closing.
Affordability — FITS (comfortably under on both axes)
20% down, 6.5%, exemption applied:
- 20% down = $77,180 → loan $308,720 · P&I ~$1,951/mo
- Tax ~$125/mo + insurance ~$110/mo + HOA $0 + PMI $0
- All-in ~$2,186/mo → ~$314 under the $2,500 target. ✓
- Cash: ~$88.8k ($77,180 down + ~$11,580 closing) → ~$16.2k left of the fund. ✓
Flags
- Same-year LLC flip (Bison Basin, acquired 2026) — cosmetic-vs-systems is the whole question. Rigorous inspection: HVAC/furnace age, roof, panel, plumbing, water heater. The single biggest risk.
- ~14% over assessed against a flat-to-declining valuation trend — the premium needs comps to justify it. Offer below ask.
- Modest footprint — 1,110 sqft, single-story, no basement, ~$348/sqft list — though a true 3/2 is a real step up from the 1-bath stock.
- Exemption swing — the ~$125/mo tax assumes Eric files for the exemption post-closing; the investor’s un-exempted bill is ~$2,390/yr.
Bottom line
A comfortable fit on both budget walls with a better layout than most of the field — the reservation is entirely the deal: a same-year flip priced ~14% over a softening county number. Worth an offer below ask, contingent on a hard inspection.