6514 W Post St
- Price$339,900
- Beds / Baths2 / 1
- Sqft1,020
- Lot0.15 ac
- Built1939
- HOANone
- Avg drive12 min
- School zoneBoise
Drive times 12 min avg
- Illya's house 10 min 3.7 mi
- Jay & Debby's house 15 min 5.1 mi
- Boise High School 8 min 3.7 mi
- Idaho Fine Arts Academy 15 min 8.7 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 | $337,600 | — |
| 2025 | $339,200 | $1,974.22 |
| 2024 | $320,200 | $1,771.34 |
| 2023 | $299,700 | $1,668.24 |
| 2022 | $353,700 | $1,982.94 |
| 2021 | $282,000 | $1,715.86 |
| 2020 | $225,800 | $1,493.58 |
Idaho has no cap on assessment increases — assessed value (and therefore tax) drifts up year over year. Budget for the drift.
Run June 7, 2026 · rate 6.5% (Freddie 6.48% 6/4, Bankrate 6.53% 6/7/2026) · cash fund $105k
Listing facts (Zillow)
- ~$333/sqft · county notes a 2002 remodel
- Has A/C · ~280 sqft garage · finished attic (~364 sqft)
County record — Ada County Assessor (the truth)
- List price is only ~$2,300 (0.7%) ABOVE assessed value — essentially priced AT market. The tightest list-vs-assessed gap in the whole batch, and a genuinely good sign on pricing.
Up ~50% in six years (2020 → 2026); 2022 was the peak. Budget for continued tax drift.
Tax Code Area 01-6 runs a gross levy of ~0.92%. The 2025 bill of $1,974.22 ≈ ($339,200 − ~$125k exemption) × 0.92% — i.e. the homeowner’s exemption is already applied (consistent with a resident owner since 2021). Eric inherits roughly this bill: ~$1,974/yr ≈ ~$165/mo, no extra exemption savings to capture. Still: FILE FOR THE EXEMPTION in your own name after closing — it does not transfer with the sale.
Affordability — VERDICT: FITS easily — lowest payment AND lowest cash of the batch
The cheapest-list house clears with the most room of any candidate.
20% down (no PMI) — the only structure needed
- 20% down = $67,980 → loan $271,920
- P&I at 6.5%: ~$1,719/mo
- Property tax (exemption already applied): ~$165/mo
- Insurance: ~$110/mo
- HOA: $0
- PMI: $0
- All-in: ~$1,994/mo → ~$506/mo UNDER $2,500 (and essentially ON the old $2,000). Clears both. ✓
Cash — most comfortable on the board. $67,980 down + ~$10,197 closing (3%) ≈ $78,177 — inside the $105k fund, leaving ~$26.8k of cushion. Lowest cash entry of the batch (lowest list price).
Flags
- Built 1939 — the single biggest flag. Pre-WWII house: scrutinize foundation, electrical (knob-and-tube?), plumbing (galvanized/lead supply?), sewer line, and roof. The 2002 remodel and the presence of A/C help, but verify scope — cosmetic vs. systems. Get a thorough inspection and a sewer scope.
- 2 bd / 1 ba, 1,020 sqft — small and a single bathroom; a livability and resale limiter.
- Finished attic (~364 sqft) — confirm it’s permitted, heated, and legal living space if it’s being counted toward value/use.
- No equity cushion — but it’s priced AT assessed value, not over it (much better than the $397k/$394k candidates listed 19–26% over).
- Genuine pluses: best pricing of the batch (at assessed, no HOA), cheapest cash-in, and the only property here that lands on/under the $2,000 target at clean 20% down.
Bottom line
The best-value house on the board and a top contender. Listed essentially dollar-for-dollar at assessed value (~0.7% over — the tightest list-vs-assessed gap of any candidate, i.e. you’re not overpaying), exemption already in force, ~$1,994/mo all-in (far under $2,500), and the lowest cash requirement (~$78k, leaving ~$26.8k inside $105k). On value and budget there’s nothing to argue with — it’s the cleanest numbers in the batch. The real knock is house quality: a pre-WWII (1939) 2bd / 1ba, 1,020 sqft. That’s the whole risk. If the 1939 systems check out on a hard inspection (electrical — knob-and-tube?; plumbing — galvanized/lead?; foundation; sewer scope) and the finished attic is permitted, this is one of the strongest options on the board. Inspect hard, then it’s a real conversation.