2519 S Vista Ave

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

(Note: second Vista Ave property — distinct from 1704 S Vista Ave in eval-vista.md.)

Listing facts (Zillow, MLS #98987965)

• Source: https://www.zillow.com/homedetails/2519-S-Vista-Ave-Boise-ID-83705/79677007_zpid/
• List price: $399,900
• 4 bd / 1 ba · 1,350 sqft · built 1955 · lot 7,405 sqft (0.17 ac) · no HOA · ~$296/sqft
• Home type: Single Family · has A/C

County record — Ada County Assessor (the truth)

• Parcel: R1387020045 · Subdivision: CHERRY LANE SUB NO 03 · Tax Code Area 01-6 (Boise City)
• Owner of record: OLE’ MISTER REDLEGS LLC — an LLC → investor/flip, NO homeowner’s exemption. Push for a rigorous inspection (updates vs. lipstick).
• 2026 assessed value: $325,800 — land $189,800 (MARKET) + dwelling $136,000 (COST), lot 0.170 ac
• Total levy: 0.009216691 (~0.92%)
• List price is ~$74k (23%) ABOVE assessed value — priced well over market for a flip.

Actual property tax history (Total Taxes billed)

The 2025 bill ($3,131.74) is ~0.94% of the $325,800 assessed value → un-exempted (consistent with LLC ownership). Eric as owner-occupant gets the exemption: min(50% × $325,800, $125,000) = $125,000 → taxable $200,800 × 0.92% ≈ $1,851/yr ≈ $154/mo (a ~$1,280/yr saving vs. the current investor bill). FILE FOR THE EXEMPTION after closing.

Affordability — VERDICT: FITS $2,500 at clean 20% down (the old PMI squeeze is gone)

At the old $90k fund clean 20% was ~$2k out of reach and this got forced into PMI. At $105k it fits clean, no PMI.

20% down (no PMI) — the only structure now needed

• 20% down = $79,980 → loan $319,920
• P&I at 6.5%: ~$2,022/mo
• Property tax (owner-occupant w/ exemption — exemption currently OFF / LLC owner; Eric recaptures ~$1,280/yr by re-filing after closing): ~$154/mo
• Insurance: ~$110/mo
• HOA: $0
• PMI: $0
• All-in: ~$2,286/mo → ~$214/mo UNDER $2,500 (and ~$286 OVER the old $2,000). Clears $2,500. ✓

Cash — now fits. $79,980 down + ~$11,997 closing (3%) ≈ $91,977 — inside the $105k fund, leaving ~$13.0k of cushion. No PMI, no squeeze.

Flags

• 4 bd / 1 ba — most bedrooms on the board, but a single bathroom for four bedrooms is a serious livability + resale limiter. Is there room/plumbing to add a second bath? Budget for it if so.
• LLC owner = flip — get a rigorous inspection; flips hide deferred maintenance behind fresh paint.
• Listed 23% over assessed — buying well over market; no equity cushion.
• Vista Ave busy arterial — confirm noise/traffic on this block.
• Built 1955 — check the usual older-home systems.

Bottom line

The payment now clears (~$2,286, ~$214 under $2,500) at clean 20% down with ~$13k cash to spare — so the verdict shifts off the budget and onto value and the layout. It’s a flip (LLC owner) listed 23% / $74k over assessed — buying well over the county’s market read, no equity cushion — with 4 bedrooms but only 1 bath, a serious livability/resale limiter (is there room/plumbing to add a second?). It sits on the busy Vista arterial (confirm noise on the block), and as an LLC flip needs a rigorous inspection plus an exemption re-file after closing (~$1,280/yr recapture). The bones are interesting — most bedrooms on the board, decent $/sqft, large-ish lot. But between the 23% overpricing and the one-bath-for-four-bedrooms problem, this is still a pass at list. Worth a conversation only in the mid-$300s near the $326k assessed, and only if the one-bath can be solved.