2001 W Tendoy Dr
Run June 19, 2026 · via boise-home-eval skill · rate 6.5% (Freddie 6.47% 6/18, Bankrate 6.48% 6/19/2026) · cash fund $105k
Listing facts (Zillow, MLS #98989842)
- Source: https://www.zillow.com/homedetails/2001-W-Tendoy-Dr-Boise-ID-83705/79701846_zpid/
- List price: $459,000
- 3 bd / 1 ba · 964 sqft · built 1961 · ~$476/sqft
- Status (Zillow, checked 2026-06-19): Active
County record — Ada County Assessor (the truth)
- Parcel: R1525010220 · Subdivision: COLUMBUS PARK NO 02 · LOT 78 · Zone R-1C · 0.218 ac · Tax Code Area 01-6
- Owner of record: FORD JAMES F (a person → owner-occupied; bought 2025, Instrument #2025070516 — a recent sale)
- 2026 assessed value: $382,200 — land $231,800 (MARKET) + dwelling $150,400 (COST)
- List price is ~$76,800 (20%) OVER assessed value — a meaningful premium. Note the owner just bought in 2025; this is a quick re-list, so dig into why (flip? relocation?) and what, if anything, was done to the house.
Valuation history by year (no Idaho cap — taxes drift with these)
| Year | Assessed |
|---|---|
| 2026 | $382,200 |
| 2025 | $374,300 |
| 2024 | $373,600 |
| 2023 | $348,000 |
| 2022 | $410,000 |
| 2021 | $313,200 |
| 2020 | $247,700 |
Up ~54% in six years (2020 $247k → 2026 $382k). Budget for continued upward tax drift.
Actual property tax history (Total Taxes billed)
| Year | Total Taxes |
|---|---|
| 2025 | $2,307.72 |
| 2024 | $2,263.88 |
| 2023 | $2,137.42 |
| 2022 | $2,479.12 |
| 2021 | $2,064.92 |
| 2020 | $1,758.58 |
Exemption is applied. 2025 tax $2,307.72 on $374,300 assessed = ~0.62% effective — exemption-adjusted. Gross un-exempted levy ≈ 0.92%. Eric, living here, inherits roughly this bill (~$2,300/yr ≈ ~$192/mo), no extra savings to capture. Because the property just transferred in 2025, confirm the exemption is re-filed in your own name after closing — it does not carry over with a sale.
Affordability — VERDICT: Closest of the batch, but still over at list
Assumptions: 6.5% 30-yr fixed, 20% down (no PMI), effective levy 0.92% / exempted bill ~$2,300/yr, ins ~$110/mo.
20% down (no PMI)
- 20% down = $91,800 → loan $367,200
- P&I at 6.5%: ~$2,321/mo
- Property tax (exemption applied): ~$192/mo
- Insurance: ~$110/mo · HOA $0 · PMI $0
- All-in: ~$2,623/mo → ~$123/mo OVER the $2,500 ceiling. ✗ (but the smallest miss in the batch)
Cash sits right at the wall. $91,800 down + ~$13,770 closing (3%) ≈ $105,570 — about $570 OVER the $105k fund, i.e. essentially no cushion. So at list it misses on both, but only barely.
What would make it fit: a price around $435–439k (a ~$20–25k cut, toward the county’s $382k assessed) pulls the payment under $2,500 and frees a small cash cushion. This is the one in the batch where a normal negotiation could close the gap.
Flags
- Just misses, but only just — ~$123/mo over the ceiling and cash right at $105k with no margin. Not a fit at list, but the nearest of the six.
- Recent 2025 purchase, quick re-list, priced ~20% over assessed — possible flip. Push for a rigorous inspection (updates vs. cosmetic) and ask what was done since the 2025 sale. Re-file the exemption.
- Best spec of the batch: a real 3bd/1ba (vs. the 2/1 cottages around it) on the largest lot (0.218 ac), and a 1961 build (newer than the 1910–1952 stock here). Single bath is the livability limiter.
- 964 sqft for 3 bedrooms — small rooms; verify the third bedroom is a true conforming bedroom.
Bottom line
The best candidate of this batch and the only one within striking distance. At $459,000, 20% down lands ~$2,623/mo (~$123 over the $2,500 ceiling) and eats essentially the whole $105k fund (~$105.6k needed) — so it misses on both axes at list, but by the slimmest margins here. It’s also the best house: a true 1961 3/1 on a 0.218-ac lot, the largest and newest in the group. Priced ~20% over the county’s $382,200, and the owner just bought in 2025 (treat as a possible flip — inspect hard). A price nudge to ~$435–439k would make it genuinely fit. Worth a lowball/watch; pass only at full list.