935 Eden Dr · Ammon, ID 83401

$80,000

3 bd · 2.0 ba · 1,520 sqft · Manufactured public records · 6 Days on market

Manufactured home Built 1979 8,276 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this spacious, clean and well-maintained home. The living room is light and bright. There is a large kitchen just of the family room. In unit laundry just off the bedrooms make chores a breeze. This home has two large bedrooms and full bath in addition to a primary suite with a 3/4 private bath for a total of three bedrooms. Situated on a corner lot with a fully fenced yard, off street parking and equipped with 3 sheds for added convenience. Low lot rent keeps expenses manageable. Take a look today.

Key facts

• Off street parking
• Large kitchen
• 3 sheds

Tags

• LARGE KITCHEN
• FULLY FENCED YARD
• OFF STREET PARKING
• 3 SHEDS

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home (residential); Single-story
• Construction: Metal siding
• Exterior features: Chain-link fenced yard; Corner lot; Shed(s) on property

Interior

• Kitchen: Refrigerator included
• Bedrooms: One-level home (all rooms on main level)
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Laminate countertops; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 81/100 on livability (#12 in ID, #1,423 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F.
• 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: Iona Elementary School (math 44% / reading 54%, grade D, #169 of 357 statewide, top 48%, 664 students, 24% FRL); Black Canyon Middle School (880 students, 30% FRL); Thunder Ridge High School (math 38% / reading 58%, grade D, #53 of 169 statewide, top 32%, 1,708 students, 23% FRL).
• Market conditions: Rents flat; 402 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $553 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $12k; list at $80k implies a 564% gain — meaningful room to come down on a strong offer.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.57% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.97%
• DSCR: 2.20
• GRM: 5.3

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: 18.2%
• Equity multiple: 1.71×
• Total profit: $16,014
• Equity at exit: $11,928

10-year hold

• IRR: 24.9%
• Equity multiple: 2.93×
• Total profit: $43,186
• Equity at exit: $6,917

Cash invested: $22,400 (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 83401

• Home prices YoY: -30.6%
• Rents YoY: 0.5%
• Active inventory: 402
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $503

Break-even live

Break-even rent $615

Max offer price $80,000

Occupancy floor 55%

Sensitivity live

Price	-10% $549	-5% $526	+0% $503	+5% $481	+10% $458
Rent	-10% $404	-5% $454	+0% $503	+5% $553	+10% $602
Rate	-1.0pp $544	-0.5pp $524	base $503	+0.5pp $483	+1.0pp $462

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1602 N Stevens Dr Unit C Idaho Falls, ID	2.0	3.0	1192	$1,695	$1.42	16d	1	0.44mi
243 Bridger Dr Ammon, ID	2.0	2.0	1149	$1,350	$1.17	23d	1	0.63mi

Listing history 3 events

1. 2026-05-14
   status Pending
2. 2026-05-08
   listed $80,000 Active
3. 1997-04-01
   soldstatus $12,053

ⓘ 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: $397 · $33/mo
• Projected year-2 tax: $552 · $46/mo
• Expected delta: +$155/yr (+$13/mo · 38.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,028
• − Mortgage interest: −$4,481
• − Property taxes: −$397
• − Insurance: −$400
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$2,327
• Taxable income: $5,018
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $4,836/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 — Ammon

• Score: 81/100
• State rank: #12
• US rank: #1423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bonneville County · 125,162 people
• City population: 19,696
• 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

+563.7% since first listed

3 events — show timeline

• 2026-05-14 Pending — SRMLS
• 2026-05-08 Listed $80,000 SRMLS
• 1997-04-01 Sold (Public Records) $12,053 Public Records

Property tax history

+6.3%/yr

Latest (2025): $397 · +21.2% YoY. Source: county tax records.