2139 N Pinewood Dr · Idaho Falls, ID 83401

$205,000

0 bd · 2.0 ba · 924 sqft · Manufactured public records · 12 Days on market

Built 2016

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this impeccable 3-Bedroom, 2 Bathroom double-wide manufactured home located in a well-maintained park. New Architecture roof with 30 year warranty. Enjoy the beautiful inviting layout with vaulted ceilings, plenty of kitchen cabinet space, walking closet in master and double vanity in master bathroom, very spacious home with lots of daylight creating a bright and comfortable living space. Enjoy the sunsets at the comfort from your porch. The back yard includes 2 sheds for additional storage, get to Costco in just a couple minutes, with a short distance to hospitals, restaurants and shopping centers. Buyers must be approved by the park, easy to apply, please contact park for more

Key facts

• Built 2016
• Listed 12 days

Tags

• NEW ARCHITECTURE ROOF
• WALKING CLOSET IN MASTER
• BACK YARD INCLUDES 2 SHEDS
• SHORT DISTANCE TO HOSPITALS
• SHORT DISTANCE TO RESTAURANTS

Property features AI

Exterior

• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Manufactured home; One story; Residential property
• Exterior features: Chain link fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Single-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Laminate countertops; Water softener

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $-396 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (36.9% below list).
• Recommended offer: $129k (36.9% 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+.
• 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; 401 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 $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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $129,263 (36.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.63% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.27%
• DSCR: 0.63
• GRM: 13.2

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: -33.6%
• Equity multiple: -0.07×
• Total profit: $-61,551
• Equity at exit: $30,566

10-year hold

• IRR: -59.6%
• Equity multiple: -0.71×
• Total profit: $-98,292
• Equity at exit: $17,725

Cash invested: $57,400 (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: 401
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-396

Break-even live

Break-even rent $1,793

Max offer price $147,766

Occupancy floor —

Sensitivity live

Price	-10% $-254	-5% $-325	+0% $-396	+5% $-466	+10% $-537
Rent	-10% $-498	-5% $-447	+0% $-396	+5% $-344	+10% $-293
Rate	-1.0pp $-292	-0.5pp $-343	base $-396	+0.5pp $-449	+1.0pp $-503

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: $51,250
• Closing costs: $6,150
• 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	15d	25	0.50mi
1522 Quail Dr Unit 1207 Idaho Falls, ID	2.0	2.0	990	$1,545	$1.56	23d	1	0.51mi
2910 E Lincoln Rd Idaho Falls, ID	2.0	1.0	900	$1,150	$1.28	23d	1	0.92mi

Listing history 25 events

1. 2026-06-22
   days on market $205,000 Active 12 DOM
2. 2026-06-19
   days on market $205,000 Active 10 DOM
3. 2026-06-18
   days on market $205,000 Active 9 DOM
4. 2026-06-17
   days on market $205,000 Active 8 DOM
5. 2026-06-16
   days on market $205,000 Active 7 DOM
6. 2026-06-15
   days on market $205,000 Active 6 DOM
7. 2026-06-14
   days on market $205,000 Active 4 DOM
8. 2026-06-13
   days on market $205,000 Active 3 DOM
9. 2026-06-10
   days on marketlisting id $205,000 Active 1 DOM
10. 2026-06-08
    days on market $205,000 Active 52 DOM
11. 2026-06-07
    days on market $205,000 Active 51 DOM
12. 2026-06-02
    days on market $205,000 Active 46 DOM
13. 2026-06-01
    days on market $205,000 Active 45 DOM
14. 2026-05-31
    days on market $205,000 Active 44 DOM
15. 2026-05-30
    days on market $205,000 Active 43 DOM
16. 2026-04-16
    listed $205,000 Active
17. 2026-01-11
    price $205,000
18. 2025-04-24
    price $225,000
19. 2025-04-15
    price $228,000
20. 2021-11-19
    soldstatus
21. 2021-09-29
    listed $180,000
22. 2015-05-05
    soldstatus
23. 2015-03-11
    listed $32,000
24. 2005-11-02
    soldstatus
25. 2004-09-13
    listed $27,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,512
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$5,964
• Taxable loss: −$8,517
• Est. tax savings @ 24.0%: +$2,044
• After-tax cash flow: $-2,702/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

+634.8% since first listed

10 events — show timeline

• 2026-04-16 Listed $205,000 SRMLS
• 2026-01-11 Price Changed $205,000 SRMLS
• 2025-04-24 Price Changed $225,000 SRMLS
• 2025-04-15 Price Changed $228,000 SRMLS
• 2021-11-19 Sold (MLS) — SRMLS
• 2021-09-29 Listed $180,000 SRMLS
• 2015-05-05 Sold (MLS) — SRMLS
• 2015-03-11 Listed $32,000 SRMLS
• 2005-11-02 Sold (MLS) — SRMLS
• 2004-09-13 Listed $27,900 SRMLS