Last Updated 8/19/08 at 5:30PM

I never stop looking for Best Buy opportunities to fit your investment plan. Prices & status updated every weekday.

To view up to 10 PHOTOS write down MLS number, click on Search Local Real Estate at the top and enter the MLS number. Or ask me to e-mail the listing.
3/2/2 = 3 bdrm 2 bath 2 car garage
2/1 = 2 bdrm 1 bath no garage

This is a great place to find a bargain, but you have to be there. Most auctions allow 30 days to close and require 5% or more non-refundable earnest money should you win. Call me to register, prepare and preview well in advance. I'll provide the research, calculator to figure the buyer's premium, and elbow if you get too excited.

Sorted by date of auction.
944 Lone Star, Nampa - 8/27 @1pm on site (NE corner of Midland) This .38 acre lot zoned for neighborhood business/commercial use may have an old house to scrape. MLS# 98371579
747 N Spyglass Way, Eagle - 8/29 @1pm on site $225,000 minimum (State/N Edgewood/W Eagle Hills/W Spyglass) Built in 1975 on quarter acre lot, this 2,201 sq ft tri-level 4/3/2 located just off the 3rd green has living & family rooms, hardwood floors, fireplace, covered patio, auto sprinklers. MLS# 98370588
8484 N Hwy 21, Lowman - 9/5 @ 12pm on site Recreation property! Just a half mile North of Sourdough Cafe, 7.92 acres with a cabin, outbuildings and 1984 mobile. Transfer by quit claim deed- up-front title report a good idea. MLS# 98372613
2408 W Compass, Boise - 9/9 @ 7pm on site (Hill Rd East of 26th) On tiny lot, this 680 sq ft single level 2/1 built in 1948 is in rough condition. MLS# 98373098

Need money to buy gas? Put your skills to work improving homes. The gains can be TAX FREE if you live there 2 years. Or rent it for at least a year and investors will pay only 15% Federal! And you keep almost 16% more not having to pay social security tax, unlike job income.  All you need is a rich relative, cash or equity to borrow against to cover the down payment, repairs and payments until sold. I have experience doing fix & flips and can help you pencil all costs, most profitable improvements and profit margins on each home.
This is the right market for fix & flips: low cost money and flexible sellers. Let me help you start with a bargain. These non-repo homes have potential for the right price.   Click Here to View Listings

See my commentary at the bottom of the list. These are my favorites in each city for rentals/starter homes that meet the majority of the following criteria:
1) Central locations in the path of growth will appeal to the largest pool of renters & buyers.
2) Good mostly owner-occupied subs are most likely to appreciate, and that's where the real money is.
3) Affordable, but not too small, homes appeal to the largest pool of renters for low vacancy and buyers for liquidity.
4) Newer homes cost less to maintain with no big-ticket items wearing out, such as roof, furnace & A/C while you own it.
5) Low maintenance- auto sprinklers, vinyl siding, not too many flowerbeds, etc. are money & time savers.
6) Single level homes can be used by anyone, including seniors and the physically impaired.
7) Comes with "investment insurance"; a good buyer's broker on your side, a good price and the right financing.

13476 W Fig, Boise $159,900 (Eagle/E McMillan/S Mahogany/W Rochester/S Draft) Subject to lender approval of short sale, which could take weeks to months. Priced about $10k below comparable homes, this 1,308 sq ft single level 4/2/2 built in 1998 has auto sprinklers, covered patio, vaults & shelves, breakfast bar, micro, pantry, corner lot. Offer less- now 50+ days on market.
At asking, investors with 20% down @7.25% fixed total payment would be around $1200. Should rent for $925.

11473 Olympus, Boise $169,000 (Fairview/N Shamrock/W) Comparable homes average over $175k. Built in 1999 in easy to find location with no back neighbors, this 1,354 sq ft single level 3/2/2 features standard lot, split bedroom plan, breakfast bar, many upgrades and low taxes for the rest of this year with homeowner's exemption. Short sale means delays. Make offer- now over 115 days on market and reduced from $185k.
At asking, investors with 20% down @7.25% total payment around $1145. Should rent for $900.

1203 E Star Dr, Meridian $153,990 (Ustick/N Locust Grove/W Star Dr) Now reduced $15k. A bargain built this year! Comparable homes are priced near $180k. This 1,564 sq ft single level 3/2/2 features standard lot, auto sprinklers, vinyl siding, breakfast bar, pantry, micro, large master with dual vanities and oval tub, upgraded floor coverings and more. Should rent for $875-900. At asking, investors with 20% down at 7.5% total payment would be around $1085. Should rent for $900.

1966 N Duck Hawk Ave, Kuna $145,000 (Meridian/W Deer Flat/N Linder/E Wood Owl/N) Reduced $8k since I picked it. On Eastern edge of Kuna in nice sub and priced competitively, this 1,387 sq ft single level 3/2/2 built in 2002 has standard lot, auto sprinklers, split bedroom plan, breakfast bar, micro, pantry, soker tub, walk-in closet, bonus room, large patio and low taxes with exemption.
At asking, investors with 20% down @7.25% total payment would be around $960. Should rent for $850.

7339 E Canterbury Ln, Nampa $130,000 (I-84/N Franklin/E Birch/N Abby) Built in 1999 in Sherwood Forest, a very nice sub, this 1,340 sq ft single level 3/2/2 on standard lot ha vinly siding, bonus room, split bedroom plan, RV parking. Needs cosmetics- carpet, paint & lawn care, but priced $12k below average comparable. Short sale, but bank has approved this price- offer less anyway.
At asking, investors with 20% down @7.25% total payment would be around $985.

601 Syringa Way, Caldwell $114,900 (I-84/E 20-26/N Aviation/W Muller/W Park Hill/N) Built in 2006 with granite counters, wood blinds, alarm system, this 1,400 sq ft single level 3/2/2 in Montecito Park also has auto sprinklers, breakfast bar, micro, pantry. Short sale means dealy of days to months. Reduced from $129,900 and over 50 days on market- make offer. You should plan to hold until sub is complete.
At asking, investors with 20% down @7.25% total payments would be around $870.

119 Midvale Ave, Caldwell $114,000 (Exit 29/E Franklin/N Aviation) Priced $14k below recent appraisal! Built last year in Montecito Park, this 1,400 sq ft single level 3/2/2 on standard lot has auto sprinklers, stucco exterior, split bedroom plan, gas fireplace, breakfast bar, micro, pantry. Subject to short sale- means delays in closing. Should rent for $725-750.
At asking, investors with 20% down @7.25% total payment around $865.

1071 Valley Ct, Middleton $119,450 (Hwy 44/N Middleton/E) Now reduced $10k. In nice sub near elementary, this 1,344 sq ft single level 3/2/2 built in 1999 comes with $10k allowance for carpet & paint, partial sprinklers, no rear neighbors, split bedroom plan and more. Should rent for $800 or more.
At asking, investors with 20% down @7.25% total payment would be around $890.

Despite prices coming down and rents slowly rising, it takes a huge down payment to get positive cash flow on nicer, newer homes. You're saying: "Are you crazy? All that money down to buy an investment that is negative $300 per month?"
Because the home would need only appreciate 1-2% per year to cover it, once you factor in the other returns. The cash return is only 1 of 4 returns you get from owning rental properties:

Return #1 Cash on Cash is self explanatory.
Return #2 Principle Reduction- on the first few years of a 30-year ammortized loan, you(or your renters) pay a little more than 1% of the loan amount off each year, increasing with every payment. One percent of $120k is $1,200 and based on a $30k investment is a 4% annual return on investment.
Return #3 Tax Shelter- Uncle Sam wants you to invest and let's you depreciate the improvements, basically sheltering your higher taxed job income. Ask your accountant. If you're in the 25% tax bracket and show a $6,000 loss for the year on a rental, this could save you $1,500 for the year in taxes, which is a 5% annual return on a $30k investment.
Return #4 Appreciation- last, but not least, this is where the big money is on rentals. A very conservative 3% increase in value is a 15% annual return on investment, based on a 20% down payment.

My hypothetical returns add up to 24% annual before the cash on cash. Those who can buy and hold until the next up-cycle will surely profit big.

These are not my listings and the information is not guaranteed. I work for you to get you the best price & terms and the seller pays me.
Call for showings and info 866-3481