1760 Whispering Pine Dr · Idaho Falls, ID 83401

$25,000

0 bd · 2.0 ba · 938 sqft · Manufactured public records · 65 Days on market

Built 1973 ↓ 22% since listing

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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
• Schools +4.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Pinewood Estates, this 2-bedroom, 2-bath manufactured home offers a functional layout with recent updates already completed. Each bedroom has access to its own bathroom, including a secondary bathroom with dual access from both the bedroom and main living area, providing added flexibility for guests or shared living. Recent improvements include updated plumbing, flooring, windows, and siding, creating a move-in ready opportunity with key upgrades already addressed. The home is situated in a convenient location near the new hospital ER, Costco, and continued area development, making it a practical option for both owner-occupants and investors. Pinewood Estates offers amenities inc

Key facts

• Recent updates
• Updated siding
• Updated windows

Tags

• RECENT UPDATES
• UPDATED PLUMBING
• UPDATED FLOORING
• UPDATED WINDOWS
• UPDATED SIDING
• PRIVATE PARK

Property features AI

Finance

• Other: Annual tax: $310

Exterior

• Utilities: Public water; Public sewer
• Home design: One-level manufactured home (manufactured without land)
• Construction: Vinyl siding
• Exterior features: Located in the Pine Wood Estates subdivision; Zoning: Not verified

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Vinyl; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Refrigerator included; Crawl space basement

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (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+.
• 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); Bonneville High School (math 33% / reading 64%, grade D, #51 of 169 statewide, top 30%, 1,128 students, 23% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents flat; 399 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Recommended offer $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1973 — 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: 5.23% ✓
• Cap rate: 48.74%
• Cash-on-cash: 151.59%
• DSCR: 7.74
• GRM: 1.6

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: —
• Equity multiple: 8.01×
• Total profit: $49,075
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 15.68×
• Total profit: $102,789
• Equity at exit: $2,162

Cash invested: $7,000 (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: 399
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$8 /mo · $94/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $884

Break-even live

Break-even rent $189

Max offer price $25,000

Occupancy floor 27%

Sensitivity live

Price	-10% $898	-5% $891	+0% $884	+5% $877	+10% $870
Rent	-10% $781	-5% $833	+0% $884	+5% $936	+10% $988
Rate	-1.0pp $897	-0.5pp $891	base $884	+0.5pp $878	+1.0pp $871

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: $6,250
• Closing costs: $750
• 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	14d	25	0.22mi
1522 Quail Dr Unit 1207 Idaho Falls, ID	2.0	2.0	990	$1,545	$1.56	22d	1	0.43mi
2910 E Lincoln Rd Idaho Falls, ID	2.0	1.0	900	$1,150	$1.28	22d	1	0.76mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $25,000 Pending 65 DOM
2. 2026-06-10
   days on market $25,000 Active 63 DOM
3. 2026-06-09
   days on market $25,000 Active 62 DOM
4. 2026-06-08
   days on market $25,000 Active 61 DOM
5. 2026-06-07
   days on market $25,000 Active 60 DOM
6. 2026-06-02
   days on market $25,000 Active 55 DOM
7. 2026-06-01
   days on market $25,000 Active 54 DOM
8. 2026-05-31
   days on market $25,000 Active 53 DOM
9. 2026-05-30
   pricedays on market $25,000 Active 52 DOM
10. 2026-04-08
    listed $35,000 Active
11. 2026-02-27
    price $45,000

ⓘ 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: $94 · $8/mo
• Projected year-2 tax: $172 · $14/mo
• Expected delta: +$78/yr (+$7/mo · 83.5%)

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

Taxation est. · year 1

• Rental income: $15,700
• − Mortgage interest: −$1,400
• − Property taxes: −$94
• − Insurance: −$125
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$727
• Taxable income: $10,842
• Est. tax owed @ 24.0%: −$2,602
• After-tax cash flow: $8,009/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

-22.2% since first listed

2 events — show timeline

• 2026-04-08 Listed $35,000 SRMLS
• 2026-02-27 Price Changed $45,000 SRMLS