6514 W Post St

Run June 7, 2026 · via boise-home-eval skill · rate 6.5% (Freddie 6.48% 6/4, Bankrate 6.53% 6/7/2026) · cash fund $105k

Listing facts (Zillow, MLS #98983529)

• Source: https://www.zillow.com/homedetails/6514-W-Post-St-Boise-ID-83704/79664335_zpid/
• List price: $339,900
• 2 bd / 1 ba · 1,020 sqft · built 1939 (county notes a 2002 remodel) · lot 0.15 ac · no HOA · ~$333/sqft
• Single Family · has A/C · ~280 sqft garage · finished attic (~364 sqft)

County record — Ada County Assessor (the truth)

• Parcel: R5130002077 · Subdivision: LAMBERTONS ADD · LOTS 43 & 44 & W’LY 3’ OF LOT 42 BLK 10 · Zone R-1C · 0.148 ac · Tax Code Area 01-6
• Owner of record: STANLEY KODIE (a person → owner-occupied; held since 2021, Instrument #2021117014)
• 2026 assessed value: $337,600 — land $174,300 (MARKET) + dwelling $163,300 (COST)
• 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.

Valuation history by year (no Idaho assessment cap — taxes drift with these)

Up ~50% in six years (2020 → 2026); 2022 was the peak. Budget for continued tax drift.

Actual property tax history (Total Taxes billed)

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.