1841 E Old Saybrook Ln

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

A 2-bed townhouse in Windstream Townhomes with a $244/mo HOA — the highest HOA in the batch and a direct hit on Eric’s hard-no. It’s priced closest to assessed (~10% over) and the payment pencils, but it’s the smallest livable option (2 bd / 1.5 ba, 1,105 sqft) and the dues eat the savings.

Listing facts (Zillow, MLS #98990546)

• List price $355,000 (Active) · Zestimate $343,100 · $321/sqft
• 2 bd / 2 ba (county says 1.5 ba) · 1,105 sqft · built 1988 (county 1981) · lot 1,306 sqft (0.03 ac) · HOA $244/mo · Townhouse (Windstream Townhomes)

County record — Ada County Assessor

• Parcel R9465800290 · Subdivision WINDSTREAM TOWNHOUSE SUB (LOT 29) · Zone R-1C · 0.030 ac (tiny attached lot) · Tax Code Area 01-6 (~0.92% Boise levy).
• Owner CHARTERS JUSTIN M — a person, but the 2025 tax jump shows the exemption came OFF in 2025 → now non-owner-occupied (likely a rental). Eric recaptures it by re-filing.
• 2026 assessed $321,900 — land $145,900 + dwelling $176,000. List is ~$33,100 (~10%) over assessed — the tightest list-to-assessed gap of the townhouses (better value support than Denton’s ~29%).
• Built 1981 (county; Zillow 1988) · county “Single Family,” physically an attached townhouse · 2 bd / 1.50 ba · 1 fireplace · A/C: yes · 243-sqft attached garage (1-car) · 40-sqft deck + 100-sqft patio · two-story attached unit on a 0.03-ac lot. Smallest livable footprint of the batch.

The tax doubled 2024 → 2025 ($1,501.64 → $2,971.32) — that is the homeowner’s exemption coming OFF (became a rental). Eric re-files and recaptures it → 2026 taxable ($321,900 − $125,000) × 0.922% ≈ ~$1,816/yr ≈ ~$151/mo (roughly half the current un-exempted bill).

Affordability — payment fits (~$2,275/mo), but a $244/mo HOA eats the room. ~$82k cash.

At 20% down (no PMI): down $71,000 → loan $284,000 · P&I ~$1,795 · tax ~$151 · ins ~$85 (HO-6 interior) · HOA $244 · all-in ~$2,275/mo (~$225 under $2,500) — but ~$244 of that (~11% of the payment) is dues, not equity. Cash: $71,000 + ~$10,650 closing ≈ $81,650, inside $105k with ~$23,350 cushion.

Flags

• HOA $244/mo — Eric’s hard-no, and the biggest fee on the board. Over 30 years that’s ~$88k of dues at today’s rate (and dues only rise). An HOA at all is Eric’s disqualifier; at $244/mo it’s also materially expensive. Biggest flag.
• 2 bd / 1,105 sqft — the smallest and fewest-bedroom candidate. A 2-bed doesn’t cleanly give Sophina her own room plus Eric’s space; livability/resale are real questions.
• Attached townhouse, 0.03-ac lot, no yard — the opposite of Eric’s garden/yard/music priorities. Shared walls, HOA-controlled exterior.
• Current tax is un-exempted (jumped in 2025) — the $2,971 sticker is the rental figure; Eric’s owner-occupant number is ~$151/mo. FILE THE EXEMPTION after closing if it ever proceeds.
• Pluses: A/C, a fireplace, a 1-car garage, priced closest to assessed of the townhouses, low tax drift.

Bottom line

A likely NO on Eric’s rules. The math clears (~$2,275/mo, ~$82k cash, ~$23k cushion) and it’s the best-priced townhouse (~10% over the county’s $321,900), but it’s a 2-bed, 1,105-sqft attached townhouse in Windstream with a $244/mo HOA — the single biggest fee in the search and a direct hit on Eric’s hard-no, in a product (shared walls, no yard, HOA-run exterior) that’s the opposite of what he actually wants. The 2-bed footprint also doesn’t solve the daughter’s-room + music-space need. Pass unless Eric explicitly relaxes the no-HOA rule and the small footprint — in which case FILE THE EXEMPTION (current bill is un-exempted) to hold the ~$151/mo tax.