5571 E Iona Rd · Iona, ID 83427

$175,000

1 bd · 1.0 ba · 568 sqft · Manufactured public records · 28 Days on market

Built 1966 0.36 ac lot

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Fixer-upper that will require some work that includes a 3 bed 2 bath single wide trailer and an old homestead home that has been used for storage. You can fix up or tear down and look at the building options on the . 357 acres. Seller will carry with 15k down at 5% interest for 30 years.

Key facts

• Large center island
• Manufactured home
• Spacious kitchen

Tags

• MANUFACTURED HOME
• OWN LOT
• SPACIOUS KITCHEN
• LARGE CENTER ISLAND
• GAS STOVE
• OPEN LAYOUT

Property features AI

Finance

• Other: Zoned BONNEVILLE-R2-RESIDENTIAL; 0.36-acre lot

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-story manufactured home on its own land; One level
• Construction: Metal siding; Metal roof
• Exterior features: Garden; Outbuilding

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Laminate flooring; Natural gas heating

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-346 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (34.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (46.7% below list).
• Recommended offer: $93k (46.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#35 in ID, #4,971 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• 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: Rocky Mountain Middle School (math 39% / reading 59%, grade C-, #34 of 109 statewide, top 34%, 536 students, 32% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 14 active listings in the ZIP; 2,253 units permitted in Bonneville County in 2024 (1,051 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Bonneville County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Recommended offer $93,266 (46.7% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.53% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.46%
• DSCR: 0.62
• GRM: 15.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.49×
• Total profit: $73,231
• Equity at exit: $157,654

10-year hold

• IRR: 17.1%
• Equity multiple: 5.75×
• Total profit: $232,839
• Equity at exit: $339,987

Cash invested: $49,000 (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 83427

• Home prices YoY: 3.9%
• Active inventory: 14
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-346

Break-even live

Break-even rent $1,370

Max offer price $113,940

Occupancy floor —

Sensitivity live

Price	-10% $-247	-5% $-296	+0% $-346	+5% $-395	+10% $-445
Rent	-10% $-419	-5% $-382	+0% $-346	+5% $-309	+10% $-272
Rate	-1.0pp $-258	-0.5pp $-301	base $-346	+0.5pp $-391	+1.0pp $-437

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $175,000 Active 28 DOM
2. 2026-06-18
   days on market $175,000 Active 27 DOM
3. 2026-06-17
   days on market $175,000 Active 26 DOM
4. 2026-06-16
   days on market $175,000 Active 25 DOM
5. 2026-06-15
   days on market $175,000 Active 24 DOM
6. 2026-06-14
   days on market $175,000 Active 22 DOM
7. 2026-06-13
   days on market $175,000 Active 21 DOM
8. 2026-06-10
   days on market $175,000 Active 19 DOM
9. 2026-06-09
   days on market $175,000 Active 18 DOM
10. 2026-06-08
    days on market $175,000 Active 17 DOM
11. 2026-06-07
    days on market $175,000 Active 16 DOM
12. 2026-06-02
    days on market $175,000 Active 11 DOM
13. 2026-06-01
    days on market $175,000 Active 10 DOM
14. 2026-05-31
    days on market $175,000 Active 9 DOM
15. 2026-05-30
    days on market $175,000 Active 8 DOM
16. 2026-05-24
    status Active
17. 2026-05-23
    historical
18. 2026-05-22
    listed $175,000 Active
19. 2026-04-02
    price $179,000
20. 2021-07-15
    soldstatus 288-char remark

    Show marketing remark (288 chars)

    Fixer-upper that will require some work that includes a 3 bed 2 bath single wide trailer and an old homestead home that has been used for storage. You can fix up or tear down and look at the building options on the . 357 acres. Seller will carry with 15k down at 5% interest for 30 years.

21. 2021-07-01
    listed $99,000 288-char remark

    Show marketing remark (288 chars)

    Fixer-upper that will require some work that includes a 3 bed 2 bath single wide trailer and an old homestead home that has been used for storage. You can fix up or tear down and look at the building options on the . 357 acres. Seller will carry with 15k down at 5% interest for 30 years.

22. 2021-05-17
    soldstatus

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: +$106/yr (+$9/mo · 9.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,192
• − Mortgage interest: −$9,803
• − Property taxes: −$1,102
• − Insurance: −$875
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$5,091
• Taxable loss: −$7,469
• Est. tax savings @ 24.0%: +$1,793
• After-tax cash flow: $-2,355/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 — Iona

• Score: 74/100
• State rank: #35
• US rank: #4971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iona, ID
• Population (ZIP): 2,819

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Italian 3% Iranian 2% Scotch-Irish 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Chinese 1% German/W. Germanic 1%

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: ▲ 13.02%
• Current HPI: 349.0822
• Rent YoY: —
• Metro: —
• 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

+76.8% since first listed

7 events — show timeline

• 2026-05-24 Relisted — SRMLS
• 2026-05-23 Delisted — SRMLS
• 2026-05-22 Listed $175,000 SRMLS
• 2026-04-02 Price Changed $179,000 SRMLS
• 2021-07-15 Sold (MLS) — SRMLS
• 2021-07-01 Listed $99,000 SRMLS
• 2021-05-17 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,102 · +34.9% YoY. Source: county tax records.