742 Lupine Cir · Rexburg, ID 83440

$63,000

3 bd · 2.0 ba · 938 sqft · Manufactured · 196 Days on market

Built 1997 ↓ 14% since listing

---

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 +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

Great 3-Bed, 2-Bath Manufactured Home in Mill Hollow, Rexburg. Located in the desirable Mill Hollow neighborhood, the home sits just behind the Junior High School and Madison Memorial Hospital, with easy access to downtown shopping, dining, and local amenities. This manufactured home offers comfortable living with plenty of potential. The primary suite includes an en-suite bathroom, creating a private retreat, while the main living area features a pellet fireplace that keeps the home warm and inviting during Idaho's winter months. The kitchen is fully equipped with appliances and opens to the living space, making it easy to entertain or relax. With a little TLC, this home could be updated t

Key facts

• Jungle gym
• Basketball court
• Pellet fireplace

Tags

• EN-SUITE BATHROOM
• PELLET FIREPLACE
• FULLY EQUIPPED KITCHEN
• JUNGLE GYM
• BASKETBALL COURT
• GRASS VOLLEYBALL

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home (Residential); One story
• Construction: Metal roof
• Exterior features: Chain link fencing; Shed(s); Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $63k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (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 $436 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.21% ✓
• Cap rate: 19.97%
• Cash-on-cash: 48.85%
• DSCR: 3.17
• GRM: 3.8

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: 46.0%
• Equity multiple: 2.98×
• Total profit: $34,959
• Equity at exit: $9,394

10-year hold

• IRR: 51.6%
• Equity multiple: 5.93×
• Total profit: $87,017
• Equity at exit: $5,447

Cash invested: $17,640 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$27 /mo · $328/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $718

Break-even live

Break-even rent $486

Max offer price $63,000

Occupancy floor 44%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $63,000 Active 196 DOM
2. 2026-06-18
   days on market $63,000 Active 195 DOM
3. 2026-06-17
   days on market $63,000 Active 194 DOM
4. 2026-06-16
   days on market $63,000 Active 193 DOM
5. 2026-06-15
   days on market $63,000 Active 192 DOM
6. 2026-06-14
   days on market $63,000 Active 190 DOM
7. 2026-06-12
   days on market $63,000 Active 189 DOM
8. 2026-06-09
   days on market $63,000 Active 186 DOM
9. 2026-06-08
   days on market $63,000 Active 185 DOM
10. 2026-06-07
    days on market $63,000 Active 184 DOM
11. 2026-06-05
    days on market $63,000 Active 181 DOM
12. 2026-06-03
    days on market $63,000 Active 180 DOM
13. 2026-06-03
    price $63,000 Active 179 DOM
14. 2026-06-02
    days on market $69,000 Active 179 DOM
15. 2026-06-01
    days on market $69,000 Active 178 DOM
16. 2026-05-31
    days on market $69,000 Active 177 DOM
17. 2026-05-30
    days on market $69,000 Active 176 DOM
18. 2026-04-14
    price $69,000
19. 2026-03-06
    status Active
20. 2026-02-10
    status Pending
21. 2026-01-16
    price $74,000
22. 2025-11-11
    listed $79,900 Active

ⓘ 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: $328 · $27/mo
• Projected year-2 tax: $435 · $36/mo
• Expected delta: +$107/yr (+$9/mo · 32.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% 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: $16,740
• − Mortgage interest: −$3,529
• − Property taxes: −$328
• − Insurance: −$315
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$1,833
• Taxable income: $8,057
• Est. tax owed @ 24.0%: −$1,934
• After-tax cash flow: $6,684/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

-13.6% since first listed

5 events — show timeline

• 2026-04-14 Price Changed $69,000 SRMLS
• 2026-03-06 Relisted — SRMLS
• 2026-02-10 Pending — SRMLS
• 2026-01-16 Price Changed $74,000 SRMLS
• 2025-11-11 Listed $79,900 SRMLS

Property tax history

+6.0%/yr

Latest (2016): $328 · +12.3% YoY. Source: county tax records.