105 N Vinson St
- Price$464,900
- Beds / Baths4 / 1
- Sqft1,488
- Lot6,969 sqft (0.16 ac)
- Built1950
- HOANone
- Avg drive14 min
- School zoneBoise
Drive times 14 min avg
- Illya's house 15 min 6.4 mi
- Jay & Debby's house 18 min 6.2 mi
- Boise High School 8 min 2.7 mi
- Idaho Fine Arts Academy 17 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 | $378,100 | — |
| 2025 | $397,200 | $2,508.78 |
| 2024 | $387,800 | $2,384.72 |
| 2023 | $362,100 | $2,264.12 |
| 2022 | $417,700 | $2,537.90 |
| 2021 | $357,000 | $2,535.64 |
| 2020 | $280,200 | $2,139.44 |
Idaho has no cap on assessment increases — assessed value (and therefore tax) drifts up year over year. Budget for the drift.
Run June 19, 2026 · rate 6.5% (Freddie 6.47% 6/18, Bankrate 6.48% 6/19/2026) · cash fund $105k
Price update (verified 2026-07-01): list is now $464,900 (was $475,000). The affordability math below was computed at the prior ask — re-run the eval to refresh it.
Listing facts (Zillow)
- ~$312/sqft (on the low end for the batch, at the $464,900 list)
- 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)
- List price is ~$86,800 (23%) OVER assessed value — one of the widest gaps in the batch.
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 ~23% 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 in the batch and a modest ~$312/sqft — but the 1-bath layout undercuts the bedroom count.
Bottom line
A pass on the numbers, even after the trim to $464,900: at the prior $475,000 ask it ran ~$2,721/mo (≈$221 over $2,500) with ~$109.3k cash needed (over the $105k fund), and a ~$10k cut doesn’t flip both of those. The list is still ~23% above the county’s $378,100. It’s a charming 1950 Bench home with 4 bedrooms at a modest ~$312/sqft, 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.