514 Laurel Dr · Rexburg, ID 83440

$35,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 294 Days on market

Built 1974 $500/mo HOA · 47% of rent

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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 +27.3/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER SAYS BRING AN OFFER! Come take a look at this interior remodeled two bedroom, 1 bathroom home. Newer kitchen cabinets in this open kitchen/dining area, the large family room features large windows to allow plenty of natural light, great size master bedroom, bathroom has laundry area, and another bedroom. This home is on a rented lot and owner/tenants will need to fill out an application for acceptance.

Key facts

• Large family room
• Interior remodeled
• Built 1974

Tags

• INTERIOR REMODELED
• NEWER KITCHEN CABINETS
• OPEN KITCHEN DINING AREA
• LARGE FAMILY ROOM
• PLENTY OF NATURAL LIGHTING
• BATHROOM HAS LAUNDRY AREA

Property features AI

Finance

• HOA & community: Homeowners association with a $500 monthly fee

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home (without land); One story / single level
• Construction: Metal siding; Metal roof
• Exterior features: Chain link fencing; Shed(s)

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Microwave; Refrigerator; Washer; Laminate flooring
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#25 in ID, #3,515 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, amenities A+, health & safety A+; Watch: housing C-, commute F, employment F.
• Madison District (town): math 44% / reading 47% proficiency, ranked #50 of 92 in ID (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 384 active listings in the ZIP; 274 units permitted in Madison County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Madison County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $10k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 3096% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.05% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $706
• Equity at exit: $5,219

10-year hold

• IRR: 11.2%
• Equity multiple: 1.87×
• Total profit: $8,532
• Equity at exit: $3,026

Cash invested: $9,800 (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 83440

• Rents YoY: 2.6%
• Active inventory: 384
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$500
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $102

Break-even live

Break-even rent $939

Max offer price $35,000

Occupancy floor 85%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 26 events

1. 2026-06-19
   days on market $35,000 Active 294 DOM
2. 2026-06-18
   days on market $35,000 Active 293 DOM
3. 2026-06-17
   days on market $35,000 Active 292 DOM
4. 2026-06-16
   days on market $35,000 Active 291 DOM
5. 2026-06-15
   days on market $35,000 Active 290 DOM
6. 2026-06-14
   days on market $35,000 Active 288 DOM
7. 2026-06-12
   pricedays on market $35,000 Active 287 DOM
8. 2026-06-09
   days on market $39,500 Active 284 DOM
9. 2026-06-08
   days on market $39,500 Active 283 DOM
10. 2026-06-07
    days on market $39,500 Active 282 DOM
11. 2026-06-05
    pricedays on market $39,500 Active 279 DOM
12. 2026-06-03
    remarks 413-char remark
13. 2026-06-03
    days on market $48,500 Active 278 DOM
14. 2026-06-02
    days on market $48,500 Active 277 DOM
15. 2026-06-01
    days on market $48,500 Active 276 DOM
16. 2026-05-31
    days on market $48,500 Active 275 DOM
17. 2026-05-30
    days on market $48,500 Active 274 DOM
18. 2026-04-23
    price $995
19. 2026-02-25
    listed $1,095
20. 2026-02-24
    price $48,500
21. 2026-01-09
    price $55,900
22. 2025-10-14
    price $59,500
23. 2025-08-27
    listed $65,000 Active
24. 2023-11-12
    historical
25. 2023-11-10
    listed
26. 2023-06-25
    historical

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,815
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − HOA: −$6,000
• − Depreciation: −$1,018
• Taxable income: $1,086
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $961/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: Madison District
• NCES district ID: 1601920
• Math proficiency: 44% ▲ 2.00%
• Reading proficiency: 47% ▼ -3.00%
• Median HH income: $31,737
• Composite: 37.3/100
• National rank: #4447
• State rank: #50 of 92 in ID

Livability — Rexburg

• Score: 76/100
• State rank: #25
• US rank: #3515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rexburg, ID
• County: Madison County · 51,421 people
• City population: 51,421
• Metro: Rexburg, ID
• Population (ZIP): 51,421
• Household income: $58,159
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 1480.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 40,126 people
• By 2030: 41,845 · +4.3%
• By 2040: 42,742 · +6.5%
• By 2050: 44,170 · +10.1%
• By 2075: 43,379 · +8.1%
• By 2100: 41,607 · +3.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Slovak 5% Portuguese 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 90% English-only · Spanish 7% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+64.3) · D 15.9% · R 80.2% · Other 3.8%
• 2008→2024 swing: +8.5pp toward D · 2008: -72.8pp · 2024: -64.3pp
• All cycles: 2024: R+64.3 2020: R+63.7 2016: R+49.3 2012: R+87.5 2008: R+72.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.02%
• Current HPI: 241.1775
• Rent YoY: ▲ 2.60%
• Metro: Rexburg, 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

-98.3% since first listed

9 events — show timeline

• 2026-04-23 Price Changed $995 APPFOLIO
• 2026-02-25 Listed for Rent $1,095 APPFOLIO
• 2026-02-24 Price Changed $48,500 SRMLS
• 2026-01-09 Price Changed $55,900 SRMLS
• 2025-10-14 Price Changed $59,500 SRMLS
• 2025-08-27 Listed $65,000 SRMLS
• 2023-11-12 Rental Removed — APPFOLIO
• 2023-11-10 Listed for Rent — APPFOLIO
• 2023-06-25 Rental Removed — APPFOLIO