240 Bellin Rd Unit 2A · Idaho Falls, ID 83401

$70,000

0 bd · 1.5 ba · 924 sqft · Manufactured public records · 24 Days on market

Built 1981

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

UNBEATABLE AFFORDABILITY & WORLD-CLASS LOCATION! Why throw money away on rent when you can own your home for less than the cost of a local apartment, or add a phenomenal, high-yield asset to your investment rental portfolio? Boasting an incredibly rare and low lot rent of just $350/month, this 3-bedroom, 1.5-bathroom home in Scott's Corner Court is the ultimate blend of a rock-solid exterior shell and an interior waiting for your creative touch. The expensive, big-ticket items are already done: enjoy updated vinyl siding, updated skirting, clean rain gutters, a solid roof, a budget-friendly natural gas furnace, and a gas stove! The interior functions as a true cosmetic canvas needing

Key facts

• World class location
• Low lot rent
• Updated vinyl siding

Tags

• WORLD CLASS LOCATION
• LOW LOT RENT
• UPDATED VINYL SIDING
• PRIVATE COVERED DECK
• FULLY FENCED YARD
• METAL STORAGE SHED

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured home (without land); One level
• Construction: Vinyl siding; Rolled/Hot Mop roof
• Exterior features: Deck; Wood fencing; Shed(s)

Interior

• Flooring: Linoleum; Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Has heating
• Interior features: Laminate counters

What this means for you Summary

Snapshot

• This is a ?-bed/1.5-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% 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.
• Zoned schools: Fox Hollow Elementary School (math 34% / reading 46%, grade F, #227 of 357 statewide, top 65%, 457 students, 58% FRL); Eagle Rock Middle School (math 35% / reading 53%, grade D, #57 of 109 statewide, top 54%, 776 students, 46% FRL); Skyline Senior High School (math 30% / reading 47%, grade F, #98 of 169 statewide, top 58%, 1,321 students, 31% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents flat; 399 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent is only 16% of the median local income ($78k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.49% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.03%
• DSCR: 2.11
• GRM: 5.6

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: 15.8%
• Equity multiple: 1.62×
• Total profit: $12,116
• Equity at exit: $10,437

10-year hold

• IRR: 22.7%
• Equity multiple: 2.73×
• Total profit: $34,005
• Equity at exit: $6,052

Cash invested: $19,600 (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: 399
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$367
• Tax from tax record: −$20 /mo · $243/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $409

Break-even live

Break-even rent $527

Max offer price $70,000

Occupancy floor 56%

Sensitivity live

Price	-10% $448	-5% $429	+0% $409	+5% $389	+10% $369
Rent	-10% $326	-5% $368	+0% $409	+5% $450	+10% $491
Rate	-1.0pp $444	-0.5pp $427	base $409	+0.5pp $391	+1.0pp $372

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Moonlite Dr Unit 15 Idaho Falls, ID	2.0	1.0	750	$950	$1.27	22d	1	0.16mi
1889 W Broadway St Idaho Falls, ID	1.0–2.0	1.0–2.0	844	$1,579	$1.87	14d	4	0.68mi
1753 Grandview Dr Unit 4 Idaho Falls, ID	2.0	1.5	928	$1,000	$1.08	22d	1	0.88mi
400 Ripon Rd Idaho Falls, ID	1.0–2.0	1.0–2.0	711	$1,475	$2.07	14d	5	0.96mi
1550 Teton View Ln Idaho Falls, ID	1.0	1.0	600	$870	$1.45	14d	1	1.18mi

Listing history 19 events

1. 2026-06-21
   days on market $70,000 Active 24 DOM
2. 2026-06-19
   days on market $70,000 Active 22 DOM
3. 2026-06-18
   days on market $70,000 Active 21 DOM
4. 2026-06-17
   days on market $70,000 Active 20 DOM
5. 2026-06-16
   days on market $70,000 Active 19 DOM
6. 2026-06-15
   days on market $70,000 Active 18 DOM
7. 2026-06-14
   days on market $70,000 Active 16 DOM
8. 2026-06-13
   days on market $70,000 Active 15 DOM
9. 2026-06-10
   days on market $70,000 Active 13 DOM
10. 2026-06-09
    days on market $70,000 Active 12 DOM
11. 2026-06-08
    days on market $70,000 Active 11 DOM
12. 2026-06-07
    days on market $70,000 Active 10 DOM
13. 2026-06-05
    days on market $70,000 Active 7 DOM
14. 2026-06-03
    days on market $70,000 Active 6 DOM
15. 2026-06-02
    days on market $70,000 Active 5 DOM
16. 2026-06-01
    days on market $70,000 Active 4 DOM
17. 2026-05-31
    days on market $70,000 Active 3 DOM
18. 2026-05-30
    days on market $70,000 Active 2 DOM
19. 2026-05-28
    listed $70,000 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: $243 · $20/mo
• Projected year-2 tax: $483 · $40/mo
• Expected delta: +$240/yr (+$20/mo · 98.8%)

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

Taxation est. · year 1

• Rental income: $12,537
• − Mortgage interest: −$3,921
• − Property taxes: −$243
• − Insurance: −$350
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,036
• Taxable income: $3,980
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $3,951/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): 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

1 event — show timeline

• 2026-05-28 Listed $70,000 SRMLS