4700 S 5th Ave #9 · Pocatello, ID 83204

$39,000

2 bd · 1.0 ba · 0 sqft · Manufactured public records · 69 Days on market

Built 1973 $530/mo HOA · 60% 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
• Schools +4.3/10.0
• Cash flow +4.2/30.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly remodeled, renovated trailer, tired of the expensive lifestyle come and enjoy all the enemies of this 1973 champion trailer with its innovative design, vaulted ceiling, larger kitchen, new appliances, new roof, All new plumbing, New gas furnace, all new light fixtures, new paint. This is two bedroom one bath home will be exactly what you need!

Key facts

• Gas furnace
• Gas water heater
• White cabinets

Tags

• RENTAL INCOME
• GAS WATER HEATER
• GAS FURNACE
• LUXURY VINYL FLOORING
• WHITE CABINETS
• FULLY FENCED YARD

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $530

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured home; Single-story / one level; Residential property
• Construction: Metal siding; Rubber roof
• Exterior features: Garden; Shed(s); Chain link and wood fencing (fenced)

Interior

• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Vaulted ceilings; Pantry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $24k (39.0% below list).
• Meets the 1% rule at list price ($879 rent vs $39k).
• Recommended offer: $24k (39.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 84/100 on livability (#7 in ID, #758 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, employment D.
• Pocatello District (urban): math 45% / reading 58% proficiency, ranked #26 of 92 in ID (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Indian Hills Elementary School (math 44% / reading 60%, grade C-, #130 of 357 statewide, top 38%, 539 students, 42% FRL); Irving Middle School (math 33% / reading 54%, grade D, #60 of 109 statewide, top 56%, 712 students, 39% FRL); Century High School (math 41% / reading 71%, grade C, #24 of 169 statewide, top 14%, 1,092 students, 33% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising fast (+4.0%/yr); 188 active listings in the ZIP; 325 units permitted in Bannock County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 3800% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 60% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,779 (39.0% 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 69 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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. 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?
8. 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.
9. 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.
10. 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: 2.25% ✓
• Cap rate: 3.06%
• Cash-on-cash: -11.56%
• DSCR: 0.49
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.01% rent growth · sell at horizon

5-year hold

• IRR: -31.7%
• Equity multiple: -0.08×
• Total profit: $-11,778
• Equity at exit: $5,815

10-year hold

• IRR: -20.0%
• Equity multiple: -0.26×
• Total profit: $-13,727
• Equity at exit: $3,372

Cash invested: $10,920 (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 83204

• Rents YoY: 4.0%
• Active inventory: 188
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$530
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-105

Break-even live

Break-even rent $1,012

Max offer price $23,779

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-92	+0% $-105	+5% $-119	+10% $-132
Rent	-10% $-175	-5% $-140	+0% $-105	+5% $-70	+10% $-36
Rate	-1.0pp $-86	-0.5pp $-95	base $-105	+0.5pp $-115	+1.0pp $-126

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $530 · $6,360/yr
• Likely covers: gas

Listing history 28 events

1. 2026-06-22
   days on market $39,000 Active 69 DOM
2. 2026-06-19
   days on market $39,000 Active 67 DOM
3. 2026-06-18
   days on market $39,000 Active 66 DOM
4. 2026-06-17
   days on market $39,000 Active 65 DOM
5. 2026-06-16
   days on market $39,000 Active 64 DOM
6. 2026-06-15
   days on market $39,000 Active 63 DOM
7. 2026-06-14
   days on market $39,000 Active 61 DOM
8. 2026-06-13
   days on market $39,000 Active 60 DOM
9. 2026-06-10
   days on market $39,000 Active 58 DOM
10. 2026-06-09
    days on market $39,000 Active 57 DOM
11. 2026-06-08
    days on market $39,000 Active 56 DOM
12. 2026-06-07
    days on market $39,000 Active 55 DOM
13. 2026-06-03
    days on market $39,000 Active 51 DOM
14. 2026-06-02
    days on market $39,000 Active 50 DOM
15. 2026-06-01
    days on market $39,000 Active 49 DOM
16. 2026-05-31
    days on market $39,000 Active 48 DOM
17. 2026-05-30
    days on market $39,000 Active 47 DOM
18. 2026-04-14
    listed $1,000
19. 2026-04-13
    listed $39,000 Active
20. 2025-02-27
    price $49,000
21. 2025-02-18
    soldstatus Closed 351-char remark

    Show marketing remark (351 chars)

    Newly remodeled, renovated trailer, tired of the expensive lifestyle come and enjoy all the enemies of this 1973 champion trailer with its innovative design, vaulted ceiling, larger kitchen, new appliances, new roof, All new plumbing, New gas furnace, all new light fixtures, new paint. This is two bedroom one bath home will be exactly what you need!

22. 2025-01-18
    listed $60,000 Active 351-char remark

    Show marketing remark (351 chars)

    Newly remodeled, renovated trailer, tired of the expensive lifestyle come and enjoy all the enemies of this 1973 champion trailer with its innovative design, vaulted ceiling, larger kitchen, new appliances, new roof, All new plumbing, New gas furnace, all new light fixtures, new paint. This is two bedroom one bath home will be exactly what you need!

23. 2025-01-16
    listed $59,000 Active
24. 2024-11-28
    price $59,000
25. 2024-10-28
    price $60,000
26. 2024-10-26
    listed $59,000 Active
27. 2024-03-28
    price $34,000
28. 2023-04-25
    price $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,547
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$844
• − Management: −$844
• − HOA: −$6,360
• − Depreciation: −$1,135
• Taxable loss: −$1,600
• Est. tax savings @ 24.0%: +$384
• After-tax cash flow: $-878/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: Pocatello District
• NCES district ID: 1602640
• Math proficiency: 45% ▼ -6.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $44,478
• Composite: 43.46/100
• National rank: #3003
• State rank: #26 of 92 in ID

Livability — Pocatello

• Score: 84/100
• State rank: #7
• US rank: #758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocatello, ID
• County: Bannock County · 82,995 people
• City population: 58,482
• Metro: Pocatello, ID
• Population (ZIP): 18,580
• Household income: $57,146
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 435.0

Population outlook (Bannock County) Hauer SSP2

• Today (2025): 86,173 people
• By 2030: 86,575 · +0.5%
• By 2040: 86,235 · +0.1%
• By 2050: 86,090 · -0.1%
• By 2075: 85,032 · -1.3%
• By 2100: 85,103 · -1.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 7% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 4% Slovak 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Bannock

• 2024 margin: Strong R (+25.1) · D 35.8% · R 60.9% · Other 3.3%
• 2008→2024 swing: -12.1pp toward R · 2008: -13.0pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+21.9 2016: R+20.5 2012: R+22.1 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.01%
• Current HPI: 232.7208
• Rent YoY: ▲ 4.01%
• Metro: Pocatello, 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

-97.1% since first listed

11 events — show timeline

• 2026-04-14 Listed for Rent $1,000 SRMLS
• 2026-04-13 Listed $39,000 SRMLS
• 2025-02-27 Price Changed $49,000 PCTMLS
• 2025-02-18 Sold (MLS) — SRMLS
• 2025-01-18 Listed $60,000 SRMLS
• 2025-01-16 Listed $59,000 PCTMLS
• 2024-11-28 Price Changed $59,000 PCTMLS
• 2024-10-28 Price Changed $60,000 PCTMLS
• 2024-10-26 Listed $59,000 PCTMLS
• 2024-03-28 Price Changed $34,000 SRMLS
• 2023-04-25 Price Changed $35,000 SRMLS