724-726 N Wabash Ave · Idaho Falls, ID 83401

$199,900

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 9 Days on market

Built 1945 Fair condition 6,534 sqft lot

---

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 +11.1/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +3.7/10.0
• DSCR +3.2/10.0
• Rent growth +2.6/5.0
• 1% rule +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Duplex located in a convenient location featuring two separate units, each with its own entrance and address. The home does require some TLC and updates, providing an opportunity to improve condition and overall appeal.

Key facts

• Own address
• Two separate units
• Own entrance

Tags

• DUPLEX
• TWO SEPARATE UNITS
• OWN ENTRANCE
• OWN ADDRESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-81 ($-969/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (24.7% below list).
• Recommended offer: $151k (24.7% below list) — sets the bar for 1% rule.

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 flat; 397 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $6k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,581 (24.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.75% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 11.1

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: -21.8%
• Equity multiple: 0.26×
• Total profit: $-41,264
• Equity at exit: $29,806

10-year hold

• IRR: -22.3%
• Equity multiple: -0.02×
• Total profit: $-57,113
• Equity at exit: $17,284

Cash invested: $55,972 (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: 397
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$139 /mo · $1,665/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-81

Break-even live

Break-even rent $1,608

Max offer price $185,629

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-24	+0% $-81	+5% $-137	+10% $-194
Rent	-10% $-200	-5% $-140	+0% $-81	+5% $-21	+10% $38
Rate	-1.0pp $20	-0.5pp $-30	base $-81	+0.5pp $-133	+1.0pp $-185

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
530 N Fanning Ave Idaho Falls, ID	1.0–2.0	1.0	816	$1,125	$1.38	14d	6	0.17mi
740 Garfield St #1 Idaho Falls, ID	2.0	1.0	1000	$1,300	$1.30	21d	1	0.19mi
368 Garfield St Idaho Falls, ID	2.0	1.0	900	$1,400	$1.56	21d	1	0.49mi
329 Valo Dr Idaho Falls, ID	2.0	2.0	1310	$1,749	$1.34	14d	4	0.54mi
128 Whittier St Idaho Falls, ID	3.0	2.0	1350	$1,250	$0.93	14d	1	0.75mi
310 6th St Unit 2 Idaho Falls, ID	3.0	1.0	1100	$1,550	$1.41	21d	1	0.90mi
1522 Quail Dr Unit 1207 Idaho Falls, ID	2.0	2.0	990	$1,545	$1.56	21d	1	1.16mi
1522 Quail Dr Unit 3108 Idaho Falls, ID	3.0	2.0	1204	$1,865	$1.55	21d	1	1.16mi
600 W Anderson St Idaho Falls, ID	1.0–3.0	1.0–2.0	802	$1,295	$1.61	21d	2	1.18mi
1522 Quail Dr Idaho Falls, ID	3.0	2.0	1204	$1,865	$1.55	14d	1	1.20mi
1590 Bower Dr Idaho Falls, ID	1.0–2.0	1.0–2.0	880	$1,530	$1.74	21d	8	1.38mi
777 Hoopes Ave Idaho Falls, ID	1.0–2.0	1.0–2.0	894	$2,195	$2.46	21d	1	1.42mi
1900 Parkwood St Idaho Falls, ID	1.0–2.0	1.0–2.0	824	$1,955	$2.37	21d	1	1.44mi
1428 Red RD Idaho Falls, ID	2.0–3.0	2.0–2.5	1327	$1,975	$1.49	14d	25	1.47mi
1710 S Higbee Ave Idaho Falls, ID	3.0	2.0	1766	$1,550	$0.88	21d	1	1.48mi

Listing history 2 events

1. 2026-04-10
   status Pending
2. 2026-04-01
   listed $199,900 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: $1,665 · $139/mo
• Projected year-2 tax: $1,665 · $139/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $18,070
• − Mortgage interest: −$11,198
• − Property taxes: −$1,665
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$5,815
• Taxable loss: −$4,499
• Est. tax savings @ 24.0%: +$1,080
• After-tax cash flow: $110/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires extensive repairs and updates to improve its condition and overall appeal. The roof, exterior siding, flooring, interior walls, bathrooms, HVAC/mechanical systems, and landscaping all need attention.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding appears to be in poor condition, with visible wear and tear.
• Major flooring — The flooring in the kitchen and living areas appears to be in poor condition, with visible wear and tear.
• Major interior walls/paint — The interior walls and paint appear to be in poor condition, with visible wear and tear.
• Major bathrooms — The bathrooms appear to be in poor condition, with visible wear and tear.
• Major HVAC/mechanicals — The HVAC and mechanical systems appear to be in poor condition, with visible wear and tear.
• Major landscaping/curb appeal — The landscaping and curb appeal appear to be in poor condition, with visible wear and tear.

Value-add opportunities

• Both roof replacement — Replacing the roof will improve the overall condition of the home and increase its resale and rental value.
• Both exterior siding repair/painting — Repairing and repainting the exterior siding will improve the curb appeal and increase the home's resale and rental value.
• Both flooring replacement — Replacing the flooring in the kitchen and living areas will improve the overall condition of the home and increase its resale and rental value.
• Both painting interior walls and bathrooms — Painting the interior walls and bathrooms will improve the overall condition of the home and increase its resale and rental value.
• Both HVAC/mechanical system replacement — Replacing the HVAC and mechanical systems will improve the overall condition of the home and increase its resale and rental value.
• Both landscaping and curb appeal improvements — Improving the landscaping and curb appeal will increase the home's resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
flooring · The flooring in the kitchen and living areas appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
bathrooms · The bathrooms appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
HVAC/mechanicals · The HVAC and mechanical systems appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
landscaping/curb appeal · The landscaping and curb appeal appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both roof replacement — Replacing the roof will improve the overall condition of the home and increase its resale and rental value. ↑
• Both exterior siding repair/painting — Repairing and repainting the exterior siding will improve the curb appeal and increase the home's resale and rental value. ↑
• Both flooring replacement — Replacing the flooring in the kitchen and living areas will improve the overall condition of the home and increase its resale and rental value. ↑
• Both painting interior walls and bathrooms — Painting the interior walls and bathrooms will improve the overall condition of the home and increase its resale and rental value. ↑
• Both HVAC/mechanical system replacement — Replacing the HVAC and mechanical systems will improve the overall condition of the home and increase its resale and rental value. ↑
• Both landscaping and curb appeal improvements — Improving the landscaping and curb appeal will increase the home's resale and rental value. ↑

ⓘ 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): 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

2 events — show timeline

• 2026-04-10 Pending — SRMLS
• 2026-04-01 Listed $199,900 SRMLS