1704 S Vista Ave

Run June 7, 2026 · rate 6.5% (Freddie 6.48% 6/4, Bankrate 6.53% 6/7/2026) · cash fund $105k

Price update (verified 2026-07-01): list is now $335,000 (was $349,000). The affordability math below was computed at the prior ask — the fit only improves at the lower price, but re-run the eval to refresh it.

Listing facts (Zillow)

• ~$295/sqft (at the $335,000 list)

County record — Ada County Assessor (the truth)

• Owner is a person but the exemption is NOT in force — see tax note; looks like a non-owner-occupant / rental.
• Total levy: 0.009216691 (~0.92%)
• List price is ~$39k (13%) ABOVE assessed value — priced well over market.

The 2025 bill ($2,682.86) is ~0.91% of the full $296,100 assessed value → the homeowner’s exemption is NOT currently applied (despite a person on title — looks like a rental). Eric as owner-occupant qualifies for it: exemption = min(50% × $296,100, $125,000) = $125,000 → taxable $171,100 × 0.92% ≈ $1,577/yr ≈ $131/mo (a ~$1,100/yr saving vs. the current bill). FILE FOR THE EXEMPTION after closing.

Affordability — VERDICT: FITS easily (clears $2,500 with ~$494 to spare)

Clean 20% down, no PMI — one of the lowest payments and cash entries on the board.

• 20% down = $69,800 → loan $279,200
• P&I at 6.5%: ~$1,765/mo
• Property tax (owner-occupant w/ exemption — exemption currently OFF / likely a rental; Eric recaptures ~$1,100/yr by re-filing after closing): ~$131/mo
• Insurance: ~$110/mo
• HOA: $0
• PMI: $0 (20% down)
• All-in: ~$2,006/mo → ~$494/mo UNDER $2,500 (and right ON the old $2,000). Clears both. ✓

Cash — very comfortable

• 20% down ($69.8k) + ~$10.5k closing (3%) ≈ $80.3k — inside the $105k fund, leaving ~$24.7k of cushion. One of the cheapest cash entries of the batch.

Flags

• Built 1931 — oldest candidate on the board. Scrutinize foundation, knob-and-tube/old wiring, galvanized plumbing, roof, and whether the 483 sqft finished basement is permitted/dry.
• 2 bd / 1 ba — small + a livability/resale limiter (recurring theme on cheap Boise stock).
• Vista Ave is a busy arterial — confirm noise/traffic on this specific block.
• Listed ~13% over assessed — no equity cushion at purchase; you’re buying over market.
• Exemption not currently applied — current tax overstates Eric’s owner-occupant cost by ~$1,100/yr; the fit verdict already credits the exemption, so don’t be scared off by the $2,682 figure.

Bottom line

On numbers it’s one of the best fits of the batch: ~$2,006/mo all-in, far under $2,500, with a low cash entry (~$80k, leaving ~$24.7k inside $105k). But with affordability no longer the differentiator, the value/condition picture carries the verdict — and it’s mixed. This is the oldest candidate on the board (1931), a small 2bd / 1ba on the busy Vista arterial, listed ~13% / $39k over assessed with no equity cushion. The exemption is currently OFF, so don’t be scared by the $2,682 current bill — Eric re-files and recaptures ~$1,100/yr. The math works cleanly; the real questions are the pre-WWII systems (foundation, knob-and-tube wiring, galvanized plumbing, roof, the finished basement) and whether you want to pay over market for an old, small house on a busy street. A solid maybe — worth a hard inspection and a price-vs-assessed conversation, but it ranks behind Post (same size class, priced at assessed, newer) on value.