2071 Bristlecone Ln · Idaho Falls, ID 83401

$94,900

0 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 28 Days on market

Built 1997 $727/mo HOA · 50% of rent

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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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This updated mobile home has some amazing features which include: a remodeled kitchen including a newer fridge, range and dishwasher. The house also includes newer carpet and an updated master bath. The outside of the home includes a new roof that was replaced within the last five years and two spacious storage sheds to boot. Come take a look today!

Key facts

• Updated master bath
• Remodeled kitchen
• Newer fridge

Tags

• REMODELED KITCHEN
• NEWER FRIDGE
• NEWER CARPET
• UPDATED MASTER BATH
• NEW ROOF
• TWO SPACIOUS STORAGE SHEDS

Property features AI

Finance

• Other: Located in the Pine Wood Estates subdivision
• Financial info:
• HOA & community: Homeowners association with a monthly fee of $727

Exterior

• Parking: Gravel parking
• Security:
• Utilities: Shared well water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction:
• Exterior features: Chain link fencing; Shed(s)

Interior

• Kitchen: Includes dishwasher, microwave, and refrigerator
• Bedrooms:
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling
• Interior features: Dishwasher, Microwave, Refrigerator; Ceiling fan(s); Fireplace (1)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (25.3% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $71k (25.3% below list) — sets the bar for cash-flow.

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+.
• 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: Summit Hills Elementary School (math 39% / reading 55%, grade D-, #176 of 357 statewide, top 53%, 503 students, 35% FRL); Rocky Mountain Middle School (math 39% / reading 59%, grade C-, #34 of 109 statewide, top 34%, 536 students, 32% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents flat; 397 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,253 units permitted in Bonneville County in 2024 (1,051 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 50% of rent.

Recommended offer $70,849 (25.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.53% ✓
• Cap rate: 4.57%
• Cash-on-cash: -6.15%
• DSCR: 0.73
• GRM: 5.5

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: -32.6%
• Equity multiple: -0.02×
• Total profit: $-27,188
• Equity at exit: $14,150

10-year hold

• IRR: -82.0%
• Equity multiple: -0.77×
• Total profit: $-47,028
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,450 high
• Mortgage (P&I): −$498
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$40
• HOA: −$727
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-136

Break-even live

Break-even rent $1,623

Max offer price $70,849

Occupancy floor —

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1522 Quail Dr Idaho Falls, ID	3.0	2.0	1204	$1,865	$1.55	13d	1	0.56mi
1522 Quail Dr Unit 1207 Idaho Falls, ID	2.0	2.0	990	$1,545	$1.56	21d	1	0.62mi
1428 Red RD Idaho Falls, ID	2.0–3.0	2.0–2.5	1327	$1,549	$1.17	13d	25	0.64mi
1522 Quail Dr Unit 3108 Idaho Falls, ID	3.0	2.0	1204	$1,865	$1.55	21d	1	0.66mi
2910 E Lincoln Rd Idaho Falls, ID	2.0	1.0	900	$1,150	$1.28	21d	1	0.98mi
4285 N Yellowstone Hwy #6 Idaho Falls, ID	2.0	2.0	770	$1,929	$2.51	21d	1	1.38mi

HOA detail

• Monthly dues: $727 · $8,724/yr

Listing history 18 events

1. 2026-06-19
   days on market $94,900 Active 28 DOM
2. 2026-06-18
   days on market $94,900 Active 27 DOM
3. 2026-06-17
   days on market $94,900 Active 26 DOM
4. 2026-06-16
   days on market $94,900 Active 25 DOM
5. 2026-06-15
   days on market $94,900 Active 24 DOM
6. 2026-06-14
   days on market $94,900 Active 22 DOM
7. 2026-06-13
   pricedays on market $94,900 Active 21 DOM
8. 2026-06-10
   days on market $99,900 Active 19 DOM
9. 2026-06-09
   days on market $99,900 Active 18 DOM
10. 2026-06-08
    days on market $99,900 Active 17 DOM
11. 2026-06-07
    days on market $99,900 Active 16 DOM
12. 2026-06-02
    days on market $99,900 Active 11 DOM
13. 2026-06-01
    days on market $99,900 Active 10 DOM
14. 2026-05-31
    days on market $99,900 Active 9 DOM
15. 2026-05-30
    days on market $99,900 Active 8 DOM
16. 2026-05-21
    listed $99,900 Active 351-char remark

    Show marketing remark (351 chars)

    This updated mobile home has some amazing features which include: a remodeled kitchen including a newer fridge, range and dishwasher. The house also includes newer carpet and an updated master bath. The outside of the home includes a new roof that was replaced within the last five years and two spacious storage sheds to boot. Come take a look today!

17. 2026-05-21
    listed $99,900 Active

    Show marketing remark (351 chars)

    This updated mobile home has some amazing features which include: a remodeled kitchen including a newer fridge, range and dishwasher. The house also includes newer carpet and an updated master bath. The outside of the home includes a new roof that was replaced within the last five years and two spacious storage sheds to boot. Come take a look today!

18. 2025-03-05
    price $100,000

ⓘ 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: $211 · $18/mo
• Projected year-2 tax: $655 · $55/mo
• Expected delta: +$444/yr (+$37/mo · 210.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 17 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: $17,402
• − Mortgage interest: −$5,316
• − Property taxes: −$211
• − Insurance: −$474
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − HOA: −$8,724
• − Depreciation: −$2,761
• Taxable loss: −$2,868
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $-945/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 — 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

-0.1% since first listed

3 events — show timeline

• 2026-05-21 Listed $99,900 SRMLS
• 2026-05-21 Listed $99,900 PCTMLS
• 2025-03-05 Price Changed $100,000 SRMLS