402 Violet St · Rexburg, ID 83440

$135,000

3 bd · 2.0 ba · 1,514 sqft · Other · 68 Days on market

Built 1979 $519/mo HOA · 33% 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).

• Cash flow +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HANDICAP RAMP AND GRAB BARS. 1979 14X70 3 BED 1.5 BATH. RANGE, DISHWASHER, CEILING FAN, SWAMP COOLER, ELECTRIC HEAT. OVERHEAD SHED ON TRAILER. OWNER CONTRACT WITH LITTLE MONEY DOWN.

Key facts

• Firepit
• Deck
• Built 1979

Tags

• DECK
• EXTRA LARGE FENCED BACK YARD
• FIREPIT

Property features AI

Finance

• Other: Annual property tax listed ($356)
• HOA & community: Homeowners association with a monthly fee of $519

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home (without land); One and one-half levels; 1 story total
• Construction: Wood siding construction
• Exterior features: Located in a medium-density residential zoning area (Rexburg)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Has heating
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $-76 ($-916/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (10.0% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $122k (10.0% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Adams Elementary School (math 57% / reading 57%, grade C+, #88 of 357 statewide, top 28%, 277 students, 42% FRL); Madison Junior High School (math 29% / reading 36%, grade F, #88 of 109 statewide, top 81%, 1,247 students, 30% FRL); Madison Senior High School (math 37% / reading 57%, grade D-, #55 of 169 statewide, top 34%, 1,278 students, 21% FRL) — zoned schools at 31% FRL track the district average.
• 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).
• This rent runs 32% of the median local income ($58k/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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $121,517 (10.0% 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. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.16% ✓
• Cap rate: 5.61%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 7.2

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-27,107
• Equity at exit: $20,129

10-year hold

• IRR: -14.8%
• Equity multiple: 0.17×
• Total profit: $-31,374
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$56
• HOA: −$519
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-76

Break-even live

Break-even rent $1,661

Max offer price $121,517

Occupancy floor 100%

Sensitivity live

Price	-10% $0	-5% $-38	+0% $-76	+5% $-115	+10% $-153
Rent	-10% $-200	-5% $-138	+0% $-76	+5% $-15	+10% $47
Rate	-1.0pp $-8	-0.5pp $-42	base $-76	+0.5pp $-111	+1.0pp $-147

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $519 · $6,228/yr
• Likely covers: electric

Listing history 19 events

1. 2026-06-17
   status $135,000 Pending 68 DOM
2. 2026-06-16
   days on market $135,000 Active 68 DOM
3. 2026-06-15
   days on market $135,000 Active 67 DOM
4. 2026-06-14
   days on market $135,000 Active 65 DOM
5. 2026-06-12
   days on market $135,000 Active 64 DOM
6. 2026-06-09
   days on market $135,000 Active 61 DOM
7. 2026-06-08
   days on market $135,000 Active 60 DOM
8. 2026-06-07
   days on market $135,000 Active 59 DOM
9. 2026-06-05
   days on market $135,000 Active 56 DOM
10. 2026-06-03
    days on market $135,000 Active 55 DOM
11. 2026-06-02
    days on market $135,000 Active 54 DOM
12. 2026-06-01
    days on market $135,000 Active 53 DOM
13. 2026-05-31
    days on market $135,000 Active 52 DOM
14. 2026-05-30
    days on market $135,000 Active 51 DOM
15. 2026-05-14
    price $135,000
16. 2026-05-03
    price $145,000
17. 2026-04-10
    listed $150,000 Active
18. 2004-10-28
    soldstatus 181-char remark

    Show marketing remark (181 chars)

    HANDICAP RAMP AND GRAB BARS. 1979 14X70 3 BED 1.5 BATH. RANGE, DISHWASHER, CEILING FAN, SWAMP COOLER, ELECTRIC HEAT. OVERHEAD SHED ON TRAILER. OWNER CONTRACT WITH LITTLE MONEY DOWN.

19. 2004-06-11
    listed $9,000 181-char remark

    Show marketing remark (181 chars)

    HANDICAP RAMP AND GRAB BARS. 1979 14X70 3 BED 1.5 BATH. RANGE, DISHWASHER, CEILING FAN, SWAMP COOLER, ELECTRIC HEAT. OVERHEAD SHED ON TRAILER. OWNER CONTRACT WITH LITTLE MONEY DOWN.

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $932 · $78/mo
• Expected delta: +$579/yr (+$48/mo · 164.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°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: $18,779
• − Mortgage interest: −$7,562
• − Property taxes: −$353
• − Insurance: −$675
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − HOA: −$6,228
• − Depreciation: −$3,927
• Taxable loss: −$2,971
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $-203/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

+1400.0% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $135,000 SRMLS
• 2026-05-03 Price Changed $145,000 SRMLS
• 2026-04-10 Listed $150,000 SRMLS
• 2004-10-28 Sold (MLS) — SRMLS
• 2004-06-11 Listed $9,000 SRMLS

Property tax history

+15.0%/yr

Latest (2025): $353 · +34.6% YoY. Source: county tax records.