105 N Vinson St
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 #98989266)
- Source: https://www.zillow.com/homedetails/105-N-Vinson-St-Boise-ID-83706/79590734_zpid/
- List price: $475,000
- 4 bd / 1 ba · 1,488 sqft · built 1950 · lot 6,969 sqft (0.16 ac) · no HOA · ~$319/sqft (lowest $/sqft in batch)
- Boise Bench “storybook” home · white picket fence, gardens, attached 1-car garage + covered carport + RV/boat parking. Two bedrooms on the main, colorful kitchen. 47 photos.
County record — Ada County Assessor (the truth)
- Parcel: R1296000160 · Subdivision: CARPENTER SUB · LOT 17 · Zone R-1C · 0.160 ac · Tax Code Area 01-6
- Owner of record: CEMBALISTY PATRICIA JO (a person; Instrument #2018111696)
- 2026 assessed value: $378,100 — land $195,300 (MARKET) + dwelling $182,800 (COST)
- List price is ~$96,900 (26%) OVER assessed value — one of the widest gaps in the batch.
Valuation history by year (no Idaho cap — taxes drift with these)
| Year | Assessed |
|---|---|
| 2026 | $378,100 |
| 2025 | $397,200 |
| 2024 | $387,800 |
| 2023 | $362,100 |
| 2022 | $417,700 |
| 2021 | $357,000 |
| 2020 | $280,200 |
Actual property tax history (Total Taxes billed)
| Year | Total Taxes |
|---|---|
| 2025 | $2,508.78 |
| 2024 | $2,384.72 |
| 2023 | $2,264.12 |
| 2022 | $2,537.90 |
| 2021 | $2,535.64 |
| 2020 | $2,139.44 |
Exemption already applied. 2025 bill $2,508.78 ≈ ($397,200 − $125k) × 0.92% (resident owner). Eric inherits roughly this bill (~$2,504/yr ≈ ~$209/mo). FILE FOR THE EXEMPTION in your own name after closing.
Affordability — VERDICT: NO (over payment AND over cash fund)
Assumptions: 6.5% 30-yr fixed, 20% down (no PMI), effective levy 0.92%, $125k exemption applied, ins ~$110/mo.
20% down (no PMI)
- 20% down = $95,000 → loan $380,000
- P&I at 6.5%: ~$2,402/mo
- Property tax (exemption applied): ~$209/mo
- Insurance: ~$110/mo · HOA $0 · PMI $0
- All-in: ~$2,721/mo → ~$221/mo OVER the $2,500 target. ✗
Cash: $95,000 down + ~$14,250 closing (3%) ≈ $109,250 — EXCEEDS the $105k fund by ~$4.25k. Doesn’t pencil at 20% down without touching the (untouchable) emergency fund.
Flags
- List ~26% over the county’s $378,100 — and the 2026 assessment actually fell from 2025’s $397,200. The price is well above the county number; negotiate or pass.
- 4 bd / 1 ba — four bedrooms but a SINGLE bathroom is a real livability/resale knock for a 4-bed house; budget for adding a second bath.
- Both constraints blown: ~$221/mo over payment and ~$4.25k over the cash fund at clean 20% down.
- Plus: most bedrooms and lowest $/sqft ($319) in the batch — but the 1-bath layout undercuts the bedroom count.
Bottom line
A pass on the numbers at list: ~$2,721/mo (≈$221 over $2,500) and ~$109.3k cash needed (over the $105k fund), with the list ~26% above the county’s $378,100. It’s a charming 1950 Bench home with 4 bedrooms at the lowest $/sqft here, but 4 beds / 1 bath is an awkward layout and the price is steep versus assessed. Would need a meaningful price cut (and a plan for a second bathroom) to be a real contender.