1309 Huckleberry Cir · Idaho Falls, ID 83401

$95,000

5 bd · 3.0 ba · 1,472 sqft · Other public records · 39 Days on market

Built 1979 7,492 sqft lot $250/mo HOA · 12% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordability and Large Lot! This fixer upper is ready for you to come make it home. Lot rent is ONLY $250 per month, and buyer must be approved by community. This is the biggest corner lot in the park. Shed included outback. Great location to all downtown amenities, shopping, school and recreation. Huge living room with wood burning fireplace open kitchen and dining room area. Master bedroom with ensuite. Only 2 bedrooms but lots of living space

Key facts

• 7,492 sq ft lot
• Built 1979
• Listed 38 days

Property features AI

Finance

• HOA & community: Homeowners association with a $250 monthly fee

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home (without land); Single-story / One level; Residential zoning (BONNEVILLE-R1-RESIDENTIAL)
• Construction: Metal siding; Metal roof
• Exterior features: Deck; Wood fencing

Interior

• Kitchen: Microwave
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fan(s) cooling
• Interior features: Laminate counters; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

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; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,253 units permitted in Bonneville County in 2024 (1,051 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $59k; list at $95k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.14% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.34%
• DSCR: 2.53
• GRM: 3.9

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: 26.6%
• Equity multiple: 2.06×
• Total profit: $28,272
• Equity at exit: $14,165

10-year hold

• IRR: 32.5%
• Equity multiple: 3.57×
• Total profit: $68,267
• Equity at exit: $8,214

Cash invested: $26,600 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$40
• HOA: −$250
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $761

Break-even live

Break-even rent $1,066

Max offer price $95,000

Occupancy floor 57%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Linden Dr Idaho Falls, ID	5.0	2.0	1700	$1,825	$1.07	21d	1	1.43mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 23 events

1. 2026-06-19
   days on market $95,000 Active 39 DOM
2. 2026-06-18
   days on market $95,000 Active 38 DOM
3. 2026-06-17
   days on market $95,000 Active 37 DOM
4. 2026-06-16
   days on market $95,000 Active 36 DOM
5. 2026-06-15
   days on market $95,000 Active 35 DOM
6. 2026-06-14
   days on market $95,000 Active 33 DOM
7. 2026-06-13
   days on market $95,000 Active 32 DOM
8. 2026-06-10
   days on market $95,000 Active 30 DOM
9. 2026-06-09
   days on market $95,000 Active 29 DOM
10. 2026-06-08
    days on market $95,000 Active 28 DOM
11. 2026-06-07
    days on market $95,000 Active 27 DOM
12. 2026-06-05
    days on market $95,000 Active 24 DOM
13. 2026-06-03
    days on market $95,000 Active 23 DOM
14. 2026-06-02
    days on market $95,000 Active 22 DOM
15. 2026-06-01
    days on market $95,000 Active 21 DOM
16. 2026-05-31
    days on market $95,000 Active 20 DOM
17. 2026-05-30
    days on market $95,000 Active 19 DOM
18. 2026-04-29
    listed $95,000 Active
19. 2025-12-07
    price $109,000
20. 2024-05-03
    soldstatus Closed 450-char remark

    Show marketing remark (450 chars)

    Affordability and Large Lot! This fixer upper is ready for you to come make it home. Lot rent is ONLY $250 per month, and buyer must be approved by community. This is the biggest corner lot in the park. Shed included outback. Great location to all downtown amenities, shopping, school and recreation. Huge living room with wood burning fireplace open kitchen and dining room area. Master bedroom with ensuite. Only 2 bedrooms but lots of living space

21. 2024-03-21
    status Pending 450-char remark

    Show marketing remark (450 chars)

    Affordability and Large Lot! This fixer upper is ready for you to come make it home. Lot rent is ONLY $250 per month, and buyer must be approved by community. This is the biggest corner lot in the park. Shed included outback. Great location to all downtown amenities, shopping, school and recreation. Huge living room with wood burning fireplace open kitchen and dining room area. Master bedroom with ensuite. Only 2 bedrooms but lots of living space

22. 2024-03-16
    listed $55,000 Active 450-char remark

    Show marketing remark (450 chars)

    Affordability and Large Lot! This fixer upper is ready for you to come make it home. Lot rent is ONLY $250 per month, and buyer must be approved by community. This is the biggest corner lot in the park. Shed included outback. Great location to all downtown amenities, shopping, school and recreation. Huge living room with wood burning fireplace open kitchen and dining room area. Master bedroom with ensuite. Only 2 bedrooms but lots of living space

23. 1990-01-01
    soldstatus $59,000

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$2/yr ($0/mo · 0.4%)

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

Taxation est. · year 1

• Rental income: $24,356
• − Mortgage interest: −$5,321
• − Property taxes: −$653
• − Insurance: −$475
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − HOA: −$3,000
• − Depreciation: −$2,764
• Taxable income: $8,246
• Est. tax owed @ 24.0%: −$1,979
• After-tax cash flow: $7,156/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: 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

+61.0% since first listed

6 events — show timeline

• 2026-04-29 Listed $95,000 SRMLS
• 2025-12-07 Price Changed $109,000 SRMLS
• 2024-05-03 Sold (MLS) — SRMLS
• 2024-03-21 Pending — SRMLS
• 2024-03-16 Listed $55,000 SRMLS
• 1990-01-01 Sold (Public Records) $59,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $653 · +38.7% YoY. Source: county tax records.