3570 S Yellowstone Hwy #16 · Idaho Falls, ID 83402

$35,000

3 bd · 1.0 ba · 784 sqft · Manufactured · 61 Days on market

Built 1972 Good condition

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Located at 3570 S Yellowstone Hwy #16 in Idaho Falls, this 3-bedroom, 1-bath manufactured home offers an affordable, move-in ready opportunity with recent updates already completed. Major improvements include updated electrical and plumbing, new flooring, cabinets, windows, and a new heating system, providing peace of mind with many of the big-ticket items already addressed. The home offers a functional layout with three bedrooms one bathroom and a comfortable living space, making it a practical option for owner-occupants or investors seeking a low-maintenance property currently being rented at $1275 per month. The home is conveniently situated with quick access to the Greenbelt, Snake Rive

Key facts

• Updated electrical
• New flooring
• New cabinets

Tags

• UPDATED ELECTRICAL
• UPDATED PLUMBING
• NEW FLOORING
• NEW CABINETS
• NEW WINDOWS
• NEW HEATING SYSTEM

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home (without land); Single-story
• Construction: Metal siding
• Exterior features: Rubber roof

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Vinyl; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Refrigerator included; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.

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+.
• Idaho Falls District (urban): math 36% / reading 50% proficiency, ranked #54 of 92 in ID (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 275 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $242 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 4.54% ✓
• Cap rate: 41.07%
• Cash-on-cash: 124.20%
• DSCR: 6.53
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.95×
• Total profit: $58,268
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 14.39×
• Total profit: $131,233
• Equity at exit: $3,026

Cash invested: $9,800 (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 83402

• Rents YoY: 2.6%
• Active inventory: 275
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $1,014

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,038	-5% $1,026	+0% $1,014	+5% $1,002	+10% $990
Rent	-10% $889	-5% $951	+0% $1,014	+5% $1,077	+10% $1,140
Rate	-1.0pp $1,032	-0.5pp $1,023	base $1,014	+0.5pp $1,005	+1.0pp $996

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1352 S Utah Ave Idaho Falls, ID	1.0–3.0	1.0–2.0	1037	$2,180	$2.10	14d	158	1.49mi

Listing history 10 events

1. 2026-06-09
   status $35,000 Pending 61 DOM
2. 2026-06-08
   days on market $35,000 Active 61 DOM
3. 2026-06-07
   days on market $35,000 Active 60 DOM
4. 2026-06-05
   days on market $35,000 Active 57 DOM
5. 2026-06-03
   days on market $35,000 Active 56 DOM
6. 2026-06-02
   days on market $35,000 Active 55 DOM
7. 2026-06-01
   days on market $35,000 Active 54 DOM
8. 2026-05-31
   days on market $35,000 Active 53 DOM
9. 2026-05-30
   pricedays on market $35,000 Active 52 DOM
10. 2026-04-08
    listed $45,500 Active

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 18% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,081
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$1,018
• Taxable income: $12,349
• Est. tax owed @ 24.0%: −$2,964
• After-tax cash flow: $9,208/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home offers a good condition with recent updates, including new flooring, appliances, and windows. It is located in a desirable area with quick access to the Greenbelt and the Snake River. Additional updates to the exterior and landscaping would further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping and sodding — Improves curb appeal and enhances property value.
• Both New flooring in bathrooms — Enhances functionality and appearance in bathrooms.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and sodding — Improves curb appeal and enhances property value. ↑
• Both New flooring in bathrooms — Enhances functionality and appearance in bathrooms. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Idaho Falls District
• NCES district ID: 1601530
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $48,119
• Composite: 36.75/100
• National rank: #4581
• State rank: #54 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): 29,994
• Household income: $74,517
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 636.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 19% Two or more races 9%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Slovak 3% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 86% English-only · Spanish 12% Other Indo-European 0%

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: ▼ -201.66%
• Current HPI: 355.2953
• Rent YoY: ▲ 2.57%
• 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

1 event — show timeline

• 2026-04-08 Listed $45,500 SRMLS