2143 N Whispering Pines Dr · Idaho Falls, ID 83401

$90,000

0 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 67 Days on market

Built 1987 $925/mo HOA · 64% of rent

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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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Cash flow +2.2/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CLEAN, WELL CARED FOR SPACIOUS HOME. LOADED WITH EASY LIVING AMMENETIES. AUTO SPRINKLER IN YARD. T HREE CAR, SINGLE WIDE, STEEL GARAGE/SHOP!! CALL K EVIN TO SEE INSIDE.

Key facts

• Built-in pantry
• Extended carport
• Backyard with room

Tags

• OPEN-CONCEPT LIVING ROOM
• BUILT-IN PANTRY
• BACKYARD WITH ROOM
• OPEN SPACE BEHIND HOME
• EXTENDED CARPORT

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $925

Exterior

• Parking: Detached garage (1 car); Asphalt driveway
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured home (without land); One story
• Construction: Vinyl siding
• Exterior features: Chain link fencing; Gazebo

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Linoleum; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Accessible entrance; Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $33k (63.3% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $33k (63.3% below list) — sets the bar for cash-flow.

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; 5 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 $622 of loan paydown is wiped out by about $3k 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

• It's been on market 67 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: HOA is 64% of rent.

Recommended offer $33,065 (63.3% 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. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 63% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.60% ✓
• Cap rate: 2.00%
• Cash-on-cash: -15.35%
• DSCR: 0.32
• GRM: 5.2

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: -54.8%
• Equity multiple: -0.51×
• Total profit: $-38,086
• Equity at exit: $13,419

10-year hold

• IRR: —
• Equity multiple: -1.82×
• Total profit: $-71,127
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$472
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$38
• HOA: −$925
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-322

Break-even live

Break-even rent $1,844

Max offer price $33,065

Occupancy floor —

Sensitivity live

Price	-10% $-271	-5% $-297	+0% $-322	+5% $-348	+10% $-373
Rent	-10% $-436	-5% $-379	+0% $-322	+5% $-266	+10% $-209
Rate	-1.0pp $-277	-0.5pp $-299	base $-322	+0.5pp $-346	+1.0pp $-369

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1522 Quail Dr Idaho Falls, ID	3.0	2.0	1204	$1,865	$1.55	15d	1	0.48mi
1428 Red RD Idaho Falls, ID	2.0–3.0	2.0–2.5	1327	$1,549	$1.17	15d	25	0.49mi
1522 Quail Dr Unit 1207 Idaho Falls, ID	2.0	2.0	990	$1,545	$1.56	23d	1	0.54mi
1522 Quail Dr Unit 3108 Idaho Falls, ID	3.0	2.0	1204	$1,865	$1.55	23d	1	0.56mi
2910 E Lincoln Rd Idaho Falls, ID	2.0	1.0	900	$1,150	$1.28	23d	1	0.87mi

HOA detail

• Monthly dues: $925 · $11,100/yr

Listing history 5 events

1. 2026-03-23
   listed $90,000 Active
2. 2026-02-21
   price $90,000
3. 2026-02-11
   price $100,000
4. 2001-04-30
   soldstatus 169-char remark

   Show marketing remark (169 chars)

   CLEAN, WELL CARED FOR SPACIOUS HOME. LOADED WITH EASY LIVING AMMENETIES. AUTO SPRINKLER IN YARD. T HREE CAR, SINGLE WIDE, STEEL GARAGE/SHOP!! CALL K EVIN TO SEE INSIDE.

5. 2001-02-27
   listed $29,500 169-char remark

   Show marketing remark (169 chars)

   CLEAN, WELL CARED FOR SPACIOUS HOME. LOADED WITH EASY LIVING AMMENETIES. AUTO SPRINKLER IN YARD. T HREE CAR, SINGLE WIDE, STEEL GARAGE/SHOP!! CALL K EVIN TO SEE INSIDE.

ⓘ 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: $264 · $22/mo
• Projected year-2 tax: $621 · $52/mo
• Expected delta: +$357/yr (+$30/mo · 135.2%)

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

Taxation est. · year 1

• Rental income: $17,228
• − Mortgage interest: −$5,041
• − Property taxes: −$264
• − Insurance: −$450
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − HOA: −$11,100
• − Depreciation: −$2,618
• Taxable loss: −$5,002
• Est. tax savings @ 24.0%: +$1,201
• After-tax cash flow: $-2,667/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

+205.1% since first listed

5 events — show timeline

• 2026-03-23 Listed $90,000 SRMLS
• 2026-02-21 Price Changed $90,000 SRMLS
• 2026-02-11 Price Changed $100,000 SRMLS
• 2001-04-30 Sold (MLS) — SRMLS
• 2001-02-27 Listed $29,500 SRMLS