7685 W Settlers Ave
- Price$385,000
- Beds / Baths3 / 1
- Sqft1,137
- Lot6,098 sqft
- Built1980
- HOANone
- Avg drive12 min
- School zoneBoise
Drive times 12 min avg
- Illya's house 7 min 2.4 mi
- Jay & Debby's house 17 min 5.8 mi
- Boise High School 10 min 4.9 mi
- Idaho Fine Arts Academy 16 min 8.6 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 | $325,500 | — |
| 2025 | $300,100 | $1,614.54 |
| 2024 | $285,000 | $1,452.54 |
| 2023 | $281,900 | $1,498.32 |
| 2022 | $347,300 | $1,928.32 |
| 2021 | $265,900 | $1,540.60 |
| 2020 | $210,700 | $1,314.90 |
Idaho has no cap on assessment increases — assessed value (and therefore tax) drifts up year over year. Budget for the drift.
Run July 2, 2026 · rate 6.5% (Freddie 6.43% 7/2/2026) · cash fund $105k.
Listing facts (Zillow, MLS #98992489)
- List price $385,000 (New) · Zestimate $382,900 · $339/sqft
- 3 bd / 1 ba · 1,137 sqft · built 1980 · lot 6,098 sqft (0.14 ac) · no HOA · Single Family
County record — Ada County Assessor
- Parcel R9412310090 · Subdivision WILLIAM PARK SUB (LOT 9 BLK 1) · Zone R-1C · 0.140 ac · Tax Code Area 01-24 (~0.92% Boise-area levy) · no recent transfer (long-held).
- Owner TAYSOM SAUNDRA E — a person, long-held, and the tax math shows the homeowner’s exemption is already on the bill → owner-occupied, not a flip.
- 2026 assessed $325,500 — land $174,300 + dwelling $151,200. List is ~$59,500 (~18%) over assessed — a moderate gap (less than Jackie’s/Peg’s ~30%), but still no equity cushion at list.
- Built 1980, no remodel on record · 3 bd / 1.00 ba · 1 fireplace · A/C: yes · 269-sqft attached garage (1-car) · 250-sqft patio · all 1,137 sqft single-story, above grade (no basement).
The 2025 bill of $1,614.54 ≈ ($300,100 − $125,000 exemption) × 0.922% — exemption already applied. Eric re-files after closing → 2026 taxable $200,500 × 0.922% ≈ ~$1,849/yr ≈ ~$154/mo.
Affordability — FITS comfortably. ~$2,211/mo all-in (~$289 under), ~$88.5k cash.
At 20% down (no PMI): down $77,000 → loan $308,000 · P&I ~$1,947 · tax ~$154 · ins ~$110 · HOA $0 · all-in ~$2,211/mo (~$289 under $2,500). Cash: $77,000 + ~$11,550 closing ≈ $88,550, inside $105k with ~$16,450 cushion.
Flags
- One bathroom. 3 bd / 1.00 ba — the same livability/resale knock as Jackie. A second-bath add comes out of the 1,137-sqft footprint (no basement). Biggest flag.
- Listed ~18% / ~$59.5k over assessed — moderate gap, no equity cushion at list. Negotiate against the $325,500; it’s a “New” listing, so less give than a stale one.
- Steep recent assessment jump (+8.5% last year) — tax will keep drifting up faster than Jackie’s.
- 1980 build, no remodel on record — standard inspection (roof, HVAC, water heater, electrical, plumbing), though 1980 systems are far less worrying than 1947/1969.
- Pluses: A/C + a 1-car garage + a fireplace (Jackie has none of these), single-story with all sqft above grade, no HOA, owner-occupied, shows well (fresh staging). A more feature-complete house than Jackie for ~$35k more. FILE THE EXEMPTION after closing.
Bottom line
A solid, move-in-ready maybe — the “nicer version of Jackie.” It’s a 1980 single-story 3/1 that clears both axes with room (~$2,211/mo, ~$289 under; ~$88.5k cash, ~$16.5k cushion) and brings A/C, a 1-car garage, and a fireplace that the cheaper Jackie lacks. The trade-offs: it’s ~$35k pricier, still only one bathroom for three bedrooms, lists ~18% / ~$60k over the county’s $325,500, and its assessment jumped the hardest of the batch last year (+8.5%, so more tax drift ahead). If one bath works for Eric (or he budgets a second) and the inspection is clean, it’s a genuine contender that splits the difference between Jackie’s price and Cory’s features. FILE THE EXEMPTION after closing.