2930 S Yellowstone Hwy #12 · Idaho Falls, ID 83402

$59,500

2 bd · 1.0 ba · 540 sqft · SingleFamily · 10 Days on market

Built 1964 Excellent condition

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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
• Condition / age +4.8/5.0
• Livability +4.3/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovated single-wide manufactured home located in a peaceful community near the Snake River! This move-in-ready home has been completely updated from top to bottom, featuring all-new plumbing and electrical for peace of mind. Whether you're looking for a low-maintenance primary residence or a smart investment opportunity, this beautifully updated home is a must-see!

Key facts

• Fully renovated
• Move-in-ready
• All-new electrical

Tags

• FULLY RENOVATED
• MOVE-IN-READY
• ALL-NEW PLUMBING
• ALL-NEW ELECTRICAL

Property features AI

Finance

• HOA & community: Homeowners association with a $495 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home (residential); Single-story / One level
• Exterior features: Fenced

Interior

• Kitchen: Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating
• Interior features: Includes a refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

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 rising (+2.6%/yr); 275 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,253 units permitted in Bonneville County in 2024 (1,051 in 5+ unit buildings).
• This rent is only 16% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 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 + 2.6% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,500

Questions for the listing agent

1. Built in 1964 — 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: 1.72% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.59%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 1.91×
• Total profit: $15,211
• Equity at exit: $8,872

10-year hold

• IRR: 30.1%
• Equity multiple: 3.64×
• Total profit: $44,065
• Equity at exit: $5,144

Cash invested: $16,660 (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 83402

• Rents YoY: 2.6%
• Active inventory: 275
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,023 high
• Mortgage (P&I): −$312
• Tax est. 1.5%: −$74 /mo · $892/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $397

Break-even live

Break-even rent $520

Max offer price $59,500

Occupancy floor 56%

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1550 Teton View Ln Idaho Falls, ID	1.0	1.0	600	$870	$1.45	13d	1	1.32mi
433 Maple St #4 Idaho Falls, ID	1.0	1.0	700	$800	$1.14	13d	1	1.39mi
1970 Diane Ct Idaho Falls, ID	1.0	1.0	500	$700	$1.40	13d	1	1.40mi
615 Riverwalk Dr Idaho Falls, ID	1.0–2.0	1.0–2.0	991	$1,595	$1.61	13d	10	1.43mi
125 N Water Ave Unit 13 Idaho Falls, ID	1.0	1.0	600	$725	$1.21	21d	1	1.44mi

Listing history 12 events

1. 2026-06-19
   days on market $59,500 Active 10 DOM
2. 2026-06-18
   days on market $59,500 Active 9 DOM
3. 2026-06-17
   days on market $59,500 Active 8 DOM
4. 2026-06-16
   days on market $59,500 Active 7 DOM
5. 2026-06-15
   days on market $59,500 Active 6 DOM
6. 2026-06-14
   days on market $59,500 Active 4 DOM
7. 2026-06-13
   days on market $59,500 Active 3 DOM
8. 2026-06-10
   pricedays on marketlisting id $59,500 Active 1 DOM
9. 2026-06-01
   days on market $62,000 Active 49 DOM
10. 2026-05-31
    days on market $62,000 Active 48 DOM
11. 2026-05-30
    days on market $62,000 Active 47 DOM
12. 2026-04-13
    listed $62,000 Active

ⓘ 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 · 60% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,275
• − Mortgage interest: −$3,333
• − Property taxes: −$892
• − Insurance: −$298
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$1,731
• Taxable income: $4,057
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $3,789/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

Excellent 95/100 None rehab

This fully renovated single-wide manufactured home is move-in ready and in excellent condition. It offers a great opportunity for a low-maintenance primary residence or a smart investment opportunity.

Value-add opportunities

• Resale Painting the exterior siding — A fresh coat of paint can enhance the curb appeal and make the home look more inviting to potential buyers.
• Resale Landscaping the front yard — A well-maintained front yard can improve the overall appearance of the home and make it more attractive to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — A fresh coat of paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Resale Landscaping the front yard — A well-maintained front yard can improve the overall appearance of the home and make it more attractive to potential buyers. ↑

ⓘ 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): 29,994
• Household income: $74,517
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 636.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 19% Two or more races 9%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Slovak 3% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 86% English-only · Spanish 12% Other Indo-European 0%

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: ▼ -201.66%
• Current HPI: 355.2953
• Rent YoY: ▲ 2.57%
• 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

1 event — show timeline

• 2026-04-13 Listed $62,000 SRMLS