1535 Dartmouth Dr · Idaho Falls, ID 83402

$155,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 231 Days on market

Built 1970 4,792 sqft lot ↓ 18% since listing

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Why this score? — see what drove the C+ 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +4.3/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This cute and affordable, 3 bed 2 bath home is perfect for an investment property or a first-time buyer. Large living room with corner fireplace. Kitchen comes with all appliances and dining area has a built-in China cabinet. Just off the kitchen is the family room. The master bedroom has a private bath and nice size closet. There is a corner vanity separate from shower/toilet area. The yard is established and very nicely taken cared for. It has mature trees and is fully fenced. There is also a nice storage shed in the backyard.

Key facts

• Fully fenced
• Private bath
• Storage shed

Tags

• CORNER FIREPLACE
• BUILT-IN CHINA CABINET
• PRIVATE BATH
• FULLY FENCED
• STORAGE SHED

Property features AI

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-story manufactured home on land; One level
• Construction: Vinyl siding; Metal roof
• Exterior features: Corner lot; Chain link fenced yard; Outbuilding / shed on property

Interior

• Kitchen: Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling
• Interior features: Fireplace (1); Refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 231 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 7.8

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,384
• Equity at exit: $23,111

10-year hold

• IRR: 8.4%
• Equity multiple: 1.63×
• Total profit: $27,189
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,655 high
• Mortgage (P&I): −$813
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $385

Break-even live

Break-even rent $1,167

Max offer price $155,000

Occupancy floor 72%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	13d	158	0.47mi
1889 W Broadway St Idaho Falls, ID	1.0–2.0	1.0–2.0	844	$1,579	$1.87	13d	4	0.49mi
1385 S Utah Ave Idaho Falls, ID	2.0	1.0–2.0	747	$1,800	$2.41	13d	12	0.54mi
238 Dale Dr Unit 238 Idaho Falls, ID	3.0	2.0	1150	$1,250	$1.09	13d	1	0.60mi
615 Riverwalk Dr Idaho Falls, ID	1.0–2.0	1.0–2.0	991	$1,595	$1.61	13d	10	0.63mi
1753 Grandview Dr Unit 4 Idaho Falls, ID	2.0	1.5	928	$1,000	$1.08	21d	1	0.82mi
1645 S Bellin Rd Unit 301 Idaho Falls, ID	3.0	2.5	1350	$1,650	$1.22	21d	1	1.31mi
1645 S Bellin Rd Unit 201 Idaho Falls, ID	3.0	2.5	1350	$1,595	$1.18	21d	1	1.32mi
2889 Murwood Unit 2889 Idaho Falls, ID	3.0	2.5	1500	$1,695	$1.13	21d	1	1.46mi

Listing history 19 events

1. 2026-06-13
   status $155,000 Pending 231 DOM
2. 2026-06-10
   days on market $155,000 Active 231 DOM
3. 2026-06-09
   days on market $155,000 Active 230 DOM
4. 2026-06-08
   days on market $155,000 Active 229 DOM
5. 2026-06-07
   days on market $155,000 Active 228 DOM
6. 2026-06-05
   days on market $155,000 Active 225 DOM
7. 2026-06-03
   days on market $155,000 Active 224 DOM
8. 2026-06-02
   days on market $155,000 Active 223 DOM
9. 2026-06-01
   days on market $155,000 Active 222 DOM
10. 2026-05-31
    days on market $155,000 Active 221 DOM
11. 2026-05-30
    days on market $155,000 Active 220 DOM
12. 2026-05-18
    price $159,900
13. 2026-05-01
    price $164,900
14. 2026-04-23
    status Active
15. 2026-04-22
    historical
16. 2026-03-31
    price $175,000
17. 2025-12-04
    price $184,900
18. 2025-11-06
    price $189,900
19. 2025-10-22
    listed $195,000 Active

ⓘ 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: $539 · $45/mo
• Projected year-2 tax: $1,070 · $89/mo
• Expected delta: +$531/yr (+$44/mo · 98.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% 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: $19,856
• − Mortgage interest: −$8,682
• − Property taxes: −$539
• − Insurance: −$775
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$4,509
• Taxable income: $2,174
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $4,097/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: 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

-18.0% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $159,900 SRMLS
• 2026-05-01 Price Changed $164,900 SRMLS
• 2026-04-23 Relisted — SRMLS
• 2026-04-22 Delisted — SRMLS
• 2026-03-31 Price Changed $175,000 SRMLS
• 2025-12-04 Price Changed $184,900 SRMLS
• 2025-11-06 Price Changed $189,900 SRMLS
• 2025-10-22 Listed $195,000 SRMLS

Property tax history

+5.0%/yr

Latest (2025): $539 · +15.1% YoY. Source: county tax records.