1780 Whispering Pines Dr · Idaho Falls, ID 83401

$195,000

0 bd · 2.5 ba · 2,240 sqft · Manufactured public records · 108 Days on market

Built 1996

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Why this score? — see what drove the F 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 +9.5/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• DSCR +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1780 Whispering Pines Dr! This property is the biggest one in this neighborhood at 2,240 livable sqft! It has 4 bedrooms, 3 bathrooms, a large kitchen, a separate dinning room, an office, a large living room. One bedroom has two twin bunk beds built into the walls, another room has one full size bunk bed built into the walls. These are optional to the buyer. Home has a complete AC installed! Master bedroom has a walk in closet and master bathroom has a shower and soaking tub. Located in the center of Pinewood estates is a large community park with a playground, playing field and dog park. There is year round groundskeeping, trash removal and snow removal in the winter. Community also offers storage that is located in the rear of the subdivision for an additional monthly cost. Conveniently located near shopping, dining, and entertainment!

Key facts

• Expansive kitchen
• Walk-in closet
• Oversized bonus room

Tags

• OVERSIZED BONUS ROOM
• EXPANSIVE KITCHEN
• BREAKFAST BAR
• INCLUDED APPLIANCES
• CONVENIENT PANTRY
• WALK-IN CLOSET

Property features AI

Finance

• Other: Shed(s) on property; Zoned RMH (Residential Mobile Home)

Exterior

• Parking: Asphalt driveway; Concrete parking surfaces
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured home; Single-story
• Construction: Metal siding
• Exterior features: Deck; Chain link fence; Fenced yard; Composition roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Vaulted ceilings; Walk-in closet(s); Breakfast bar; Laminate countertops

What this means for you Summary

Snapshot

• This is a ?-bed/2.5-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (34.5% below list).
• Recommended offer: $128k (34.5% below list) — sets the bar for 1% rule.

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; 399 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 108 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $127,759 (34.5% 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 108 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 12.7

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: -23.7%
• Equity multiple: 0.20×
• Total profit: $-43,481
• Equity at exit: $29,075

10-year hold

• IRR: -25.7%
• Equity multiple: -0.13×
• Total profit: $-61,626
• Equity at exit: $16,860

Cash invested: $54,600 (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: 399
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-136

Break-even live

Break-even rent $1,450

Max offer price $170,996

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-81	+0% $-136	+5% $-191	+10% $-246
Rent	-10% $-237	-5% $-186	+0% $-136	+5% $-85	+10% $-35
Rate	-1.0pp $-38	-0.5pp $-86	base $-136	+0.5pp $-186	+1.0pp $-238

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1428 Red RD Idaho Falls, ID	2.0–3.0	2.0–2.5	1327	$1,549	$1.17	14d	25	0.22mi

Listing history 28 events

1. 2026-06-19
   days on market $195,000 Active 108 DOM
2. 2026-06-18
   days on market $195,000 Active 107 DOM
3. 2026-06-17
   days on market $195,000 Active 106 DOM
4. 2026-06-16
   days on market $195,000 Active 105 DOM
5. 2026-06-15
   days on market $195,000 Active 104 DOM
6. 2026-06-14
   days on market $195,000 Active 102 DOM
7. 2026-06-13
   days on market $195,000 Active 101 DOM
8. 2026-06-10
   days on market $195,000 Active 99 DOM
9. 2026-06-09
   days on market $195,000 Active 98 DOM
10. 2026-06-08
    days on market $195,000 Active 97 DOM
11. 2026-06-07
    days on market $195,000 Active 96 DOM
12. 2026-06-02
    days on market $195,000 Active 91 DOM
13. 2026-06-01
    days on market $195,000 Active 90 DOM
14. 2026-05-31
    days on market $195,000 Active 89 DOM
15. 2026-05-30
    days on market $195,000 Active 88 DOM
16. 2026-03-03
    listed $195,000 Active
17. 2023-10-27
    soldstatus Closed 860-char remark

    Show marketing remark (860 chars)

    Welcome to 1780 Whispering Pines Dr! This property is the biggest one in this neighborhood at 2,240 livable sqft! It has 4 bedrooms, 3 bathrooms, a large kitchen, a separate dinning room, an office, a large living room. One bedroom has two twin bunk beds built into the walls, another room has one full size bunk bed built into the walls. These are optional to the buyer. Home has a complete AC installed! Master bedroom has a walk in closet and master bathroom has a shower and soaking tub. Located in the center of Pinewood estates is a large community park with a playground, playing field and dog park. There is year round groundskeeping, trash removal and snow removal in the winter. Community also offers storage that is located in the rear of the subdivision for an additional monthly cost. Conveniently located near shopping, dining, and entertainment!

18. 2023-10-05
    status Active 860-char remark

    Show marketing remark (860 chars)

    Welcome to 1780 Whispering Pines Dr! This property is the biggest one in this neighborhood at 2,240 livable sqft! It has 4 bedrooms, 3 bathrooms, a large kitchen, a separate dinning room, an office, a large living room. One bedroom has two twin bunk beds built into the walls, another room has one full size bunk bed built into the walls. These are optional to the buyer. Home has a complete AC installed! Master bedroom has a walk in closet and master bathroom has a shower and soaking tub. Located in the center of Pinewood estates is a large community park with a playground, playing field and dog park. There is year round groundskeeping, trash removal and snow removal in the winter. Community also offers storage that is located in the rear of the subdivision for an additional monthly cost. Conveniently located near shopping, dining, and entertainment!

19. 2023-08-22
    status Pending 860-char remark

    Show marketing remark (860 chars)

    Welcome to 1780 Whispering Pines Dr! This property is the biggest one in this neighborhood at 2,240 livable sqft! It has 4 bedrooms, 3 bathrooms, a large kitchen, a separate dinning room, an office, a large living room. One bedroom has two twin bunk beds built into the walls, another room has one full size bunk bed built into the walls. These are optional to the buyer. Home has a complete AC installed! Master bedroom has a walk in closet and master bathroom has a shower and soaking tub. Located in the center of Pinewood estates is a large community park with a playground, playing field and dog park. There is year round groundskeeping, trash removal and snow removal in the winter. Community also offers storage that is located in the rear of the subdivision for an additional monthly cost. Conveniently located near shopping, dining, and entertainment!

20. 2023-08-12
    historical 860-char remark

    Show marketing remark (860 chars)

    Welcome to 1780 Whispering Pines Dr! This property is the biggest one in this neighborhood at 2,240 livable sqft! It has 4 bedrooms, 3 bathrooms, a large kitchen, a separate dinning room, an office, a large living room. One bedroom has two twin bunk beds built into the walls, another room has one full size bunk bed built into the walls. These are optional to the buyer. Home has a complete AC installed! Master bedroom has a walk in closet and master bathroom has a shower and soaking tub. Located in the center of Pinewood estates is a large community park with a playground, playing field and dog park. There is year round groundskeeping, trash removal and snow removal in the winter. Community also offers storage that is located in the rear of the subdivision for an additional monthly cost. Conveniently located near shopping, dining, and entertainment!

21. 2023-07-26
    price $175,000 860-char remark

    Show marketing remark (860 chars)

    Welcome to 1780 Whispering Pines Dr! This property is the biggest one in this neighborhood at 2,240 livable sqft! It has 4 bedrooms, 3 bathrooms, a large kitchen, a separate dinning room, an office, a large living room. One bedroom has two twin bunk beds built into the walls, another room has one full size bunk bed built into the walls. These are optional to the buyer. Home has a complete AC installed! Master bedroom has a walk in closet and master bathroom has a shower and soaking tub. Located in the center of Pinewood estates is a large community park with a playground, playing field and dog park. There is year round groundskeeping, trash removal and snow removal in the winter. Community also offers storage that is located in the rear of the subdivision for an additional monthly cost. Conveniently located near shopping, dining, and entertainment!

22. 2023-07-09
    price $189,900 860-char remark

    Show marketing remark (860 chars)

    Welcome to 1780 Whispering Pines Dr! This property is the biggest one in this neighborhood at 2,240 livable sqft! It has 4 bedrooms, 3 bathrooms, a large kitchen, a separate dinning room, an office, a large living room. One bedroom has two twin bunk beds built into the walls, another room has one full size bunk bed built into the walls. These are optional to the buyer. Home has a complete AC installed! Master bedroom has a walk in closet and master bathroom has a shower and soaking tub. Located in the center of Pinewood estates is a large community park with a playground, playing field and dog park. There is year round groundskeeping, trash removal and snow removal in the winter. Community also offers storage that is located in the rear of the subdivision for an additional monthly cost. Conveniently located near shopping, dining, and entertainment!

23. 2023-07-03
    price $198,000 860-char remark

    Show marketing remark (860 chars)

    Welcome to 1780 Whispering Pines Dr! This property is the biggest one in this neighborhood at 2,240 livable sqft! It has 4 bedrooms, 3 bathrooms, a large kitchen, a separate dinning room, an office, a large living room. One bedroom has two twin bunk beds built into the walls, another room has one full size bunk bed built into the walls. These are optional to the buyer. Home has a complete AC installed! Master bedroom has a walk in closet and master bathroom has a shower and soaking tub. Located in the center of Pinewood estates is a large community park with a playground, playing field and dog park. There is year round groundskeeping, trash removal and snow removal in the winter. Community also offers storage that is located in the rear of the subdivision for an additional monthly cost. Conveniently located near shopping, dining, and entertainment!

24. 2023-06-23
    listed $205,000 Active 860-char remark

    Show marketing remark (860 chars)

    Welcome to 1780 Whispering Pines Dr! This property is the biggest one in this neighborhood at 2,240 livable sqft! It has 4 bedrooms, 3 bathrooms, a large kitchen, a separate dinning room, an office, a large living room. One bedroom has two twin bunk beds built into the walls, another room has one full size bunk bed built into the walls. These are optional to the buyer. Home has a complete AC installed! Master bedroom has a walk in closet and master bathroom has a shower and soaking tub. Located in the center of Pinewood estates is a large community park with a playground, playing field and dog park. There is year round groundskeeping, trash removal and snow removal in the winter. Community also offers storage that is located in the rear of the subdivision for an additional monthly cost. Conveniently located near shopping, dining, and entertainment!

25. 2020-05-05
    soldstatus 896-char remark

    Show marketing remark (896 chars)

    Believe it or not you can have this huge 2240 square foot house 4 bedroom, 2.5 bath house with A/C for such a low price. With the soaring vaulted ceilings the space feels even larger. With architecturally pleasing arches you will feel right at home. This is a must see property. You will be amazed with the size of this home and you will love open floor plan. The master bath has two separate vanities, soaked tub, separate shower and walk in closet. With this large master suite space will have your own private sanctuary for relaxing and enjoying live. With the abundant square footage this home has to offer you will appreciate the oversize kitchen with tons of counter space, a bar that sits 4 and room for all the cooks to be in the kitchen at the same time. Remember the storage! This home has tons of storage and so much more. Call for your private showing today. Lot rent is $410.30/month

26. 2020-03-05
    listed $120,000 896-char remark

    Show marketing remark (896 chars)

    Believe it or not you can have this huge 2240 square foot house 4 bedroom, 2.5 bath house with A/C for such a low price. With the soaring vaulted ceilings the space feels even larger. With architecturally pleasing arches you will feel right at home. This is a must see property. You will be amazed with the size of this home and you will love open floor plan. The master bath has two separate vanities, soaked tub, separate shower and walk in closet. With this large master suite space will have your own private sanctuary for relaxing and enjoying live. With the abundant square footage this home has to offer you will appreciate the oversize kitchen with tons of counter space, a bar that sits 4 and room for all the cooks to be in the kitchen at the same time. Remember the storage! This home has tons of storage and so much more. Call for your private showing today. Lot rent is $410.30/month

27. 2017-01-12
    soldstatus
28. 2016-03-08
    listed $82,500

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $1,346 · $112/mo
• Expected delta: +$850/yr (+$71/mo · 171.3%)

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

Taxation est. · year 1

• Rental income: $15,331
• − Mortgage interest: −$10,923
• − Property taxes: −$496
• − Insurance: −$975
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$5,673
• Taxable loss: −$5,189
• Est. tax savings @ 24.0%: +$1,245
• After-tax cash flow: $-385/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

+136.4% since first listed

13 events — show timeline

• 2026-03-03 Listed $195,000 SRMLS
• 2023-10-27 Sold (MLS) — SRMLS
• 2023-10-05 Relisted — SRMLS
• 2023-08-22 Pending — SRMLS
• 2023-08-12 Delisted — SRMLS
• 2023-07-26 Price Changed $175,000 SRMLS
• 2023-07-09 Price Changed $189,900 SRMLS
• 2023-07-03 Price Changed $198,000 SRMLS
• 2023-06-23 Listed $205,000 SRMLS
• 2020-05-05 Sold (MLS) — SRMLS
• 2020-03-05 Listed $120,000 SRMLS
• 2017-01-12 Sold (MLS) — SRMLS
• 2016-03-08 Listed $82,500 SRMLS