2125 N Whispering Pines Dr · Idaho Falls, ID 83401

$75,000

0 bd · 2.0 ba · 924 sqft · Manufactured public records · 45 Days on market

Built 1999 $667/mo HOA · 52% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• 1% rule +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great price on a wonderful manufactured home in Pine Wood Estates. Very well taken care of 3 bedroom, 2 bath with large kitchen and dining area. Newer appliances, gas heat and even a swamp cooler that stays! Move the trailer on your own lot or leave it where it's at! Home sits on a lot that backs up to big community park. There is pride of ownership in this home and it shows! A shed outback to store your lawn mower and tools! Call me to discuss financing options! Home won't last long!

Key facts

• Spacious yard
• Cozy deck area
• Private bath

Tags

• AMPLE CABINET SPACE
• UPDATED COUNTERTOPS
• PRIVATE BATH
• SPACIOUS YARD
• MATURE LANDSCAPING
• COZY DECK AREA

Property features AI

Finance

• Other: Property listed as residential, subdivision: PINE WOOD ESTATES-BON
• HOA & community: Homeowners association with a monthly fee of $667

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home (without land); One level; Single-story
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Zoned IDAHO FALLS-RMH-RESIDEN MOBL H

Interior

• Kitchen: Dishwasher; Refrigerator; Granite counters; Breakfast bar
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Vaulted ceilings; Walk-in closets; Breakfast bar; Granite counters

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $60k (20.1% below list).
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $60k (20.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 86/100 on livability (#3 in ID, #428 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+.
• Bonneville Joint District (suburban): math 41% / reading 57% proficiency, ranked #30 of 92 in ID (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Summit Hills Elementary School (math 39% / reading 55%, grade D-, #176 of 357 statewide, top 53%, 503 students, 35% FRL); Rocky Mountain Middle School (math 39% / reading 59%, grade C-, #34 of 109 statewide, top 34%, 536 students, 32% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents flat; 397 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,253 units permitted in Bonneville County in 2024 (1,051 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bonneville County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.

Recommended offer $59,944 (20.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.72% ✓
• Cap rate: 4.93%
• Cash-on-cash: -4.87%
• DSCR: 0.78
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: -30.7%
• Equity multiple: 0.03×
• Total profit: $-20,361
• Equity at exit: $11,183

10-year hold

• IRR: -79.9%
• Equity multiple: -0.69×
• Total profit: $-35,512
• Equity at exit: $6,485

Cash invested: $21,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 91 Strongly Landlord-Friendly
• State Idaho: 91 Strongly Landlord-Friendly · R+18
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempted; minimal tenant protections.

Methodology + full state rankings →

ZIP-level market 83401

• Home prices YoY: -30.6%
• Rents YoY: 0.5%
• Active inventory: 397
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$15 /mo · $183/yr
• Insurance: −$31
• HOA: −$667
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-85

Break-even live

Break-even rent $1,401

Max offer price $59,944

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1428 Red RD Idaho Falls, ID	2.0–3.0	2.0–2.5	1327	$1,549	$1.17	13d	25	0.43mi
1522 Quail Dr Unit 1207 Idaho Falls, ID	2.0	2.0	990	$1,545	$1.56	21d	1	0.49mi
2910 E Lincoln Rd Idaho Falls, ID	2.0	1.0	900	$1,150	$1.28	21d	1	0.85mi

HOA detail

• Monthly dues: $667 · $8,004/yr
• Likely covers: gas

Listing history 18 events

1. 2026-06-19
   days on market $75,000 Active 45 DOM
2. 2026-06-18
   days on market $75,000 Active 44 DOM
3. 2026-06-17
   days on market $75,000 Active 43 DOM
4. 2026-06-16
   days on market $75,000 Active 42 DOM
5. 2026-06-15
   days on market $75,000 Active 41 DOM
6. 2026-06-14
   days on market $75,000 Active 39 DOM
7. 2026-06-13
   days on market $75,000 Active 38 DOM
8. 2026-06-10
   days on market $75,000 Active 36 DOM
9. 2026-06-09
   days on market $75,000 Active 35 DOM
10. 2026-06-08
    days on market $75,000 Active 34 DOM
11. 2026-06-07
    days on market $75,000 Active 33 DOM
12. 2026-06-02
    days on market $75,000 Active 28 DOM
13. 2026-06-01
    days on market $75,000 Active 27 DOM
14. 2026-05-31
    days on market $75,000 Active 26 DOM
15. 2026-05-30
    days on market $75,000 Active 25 DOM
16. 2026-04-28
    listed $75,000 Active
17. 2013-03-01
    soldstatus 489-char remark

    Show marketing remark (489 chars)

    Great price on a wonderful manufactured home in Pine Wood Estates. Very well taken care of 3 bedroom, 2 bath with large kitchen and dining area. Newer appliances, gas heat and even a swamp cooler that stays! Move the trailer on your own lot or leave it where it's at! Home sits on a lot that backs up to big community park. There is pride of ownership in this home and it shows! A shed outback to store your lawn mower and tools! Call me to discuss financing options! Home won't last long!

18. 2012-10-01
    listed $17,600 489-char remark

    Show marketing remark (489 chars)

    Great price on a wonderful manufactured home in Pine Wood Estates. Very well taken care of 3 bedroom, 2 bath with large kitchen and dining area. Newer appliances, gas heat and even a swamp cooler that stays! Move the trailer on your own lot or leave it where it's at! Home sits on a lot that backs up to big community park. There is pride of ownership in this home and it shows! A shed outback to store your lawn mower and tools! Call me to discuss financing options! Home won't last long!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $183 · $15/mo
• Projected year-2 tax: $518 · $43/mo
• Expected delta: +$334/yr (+$28/mo · 182.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,518
• − Mortgage interest: −$4,201
• − Property taxes: −$183
• − Insurance: −$375
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − HOA: −$8,004
• − Depreciation: −$2,182
• Taxable loss: −$1,910
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $-564/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bonneville Joint District
• NCES district ID: 1600930
• Math proficiency: 41% ▼ -2.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $55,775
• Composite: 42.45/100
• National rank: #3219
• State rank: #30 of 92 in ID

Livability — Idaho Falls

• Score: 86/100
• State rank: #3
• US rank: #428

Category grades

Amenities A+ Commute B Cost of living A+ Crime C Employment B- Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Idaho Falls, ID
• County: Bonneville County · 125,162 people
• City population: 105,466
• Metro: Idaho Falls, ID
• Population (ZIP): 47,972
• Household income: $78,497
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 422.0

Population outlook (Bonneville County) Hauer SSP2

• Today (2025): 120,170 people
• By 2030: 124,993 · +4.0%
• By 2040: 134,091 · +11.6%
• By 2050: 142,122 · +18.3%
• By 2075: 157,767 · +31.3%
• By 2100: 160,316 · +33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 8%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 3% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Bonneville

• 2024 margin: Solid R (+45.4) · D 25.6% · R 71.0% · Other 3.4%
• 2008→2024 swing: -2.4pp toward R · 2008: -43.0pp · 2024: -45.4pp
• All cycles: 2024: R+45.4 2020: R+43.6 2016: R+40.2 2012: R+51.8 2008: R+43.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.87%
• Current HPI: 374.2807
• Rent YoY: ▲ 0.51%
• Metro: Idaho Falls, ID
• State GDP YoY: ▲ 4.51%
• F500 in state: 6

Industry mix (Fortune 500 HQ in ID)

Industry	F500 HQs	Revenue
▸Retail	1	$79B
▸Technology	1	$25B
▸Food / Agriculture	1	$6B

Price history

+326.1% since first listed

3 events — show timeline

• 2026-04-28 Listed $75,000 SRMLS
• 2013-03-01 Sold (MLS) — SRMLS
• 2012-10-01 Listed $17,600 SRMLS