1883 N Arizona Dr · Pocatello, ID 83202

$65,900

2 bd · 2.0 ba · 0 sqft · Manufactured public records · 114 Days on market

Built 1993 ↓ 18% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Terrific 1993 Champion Sequoia (14'X70'') manufactured home that is in immaculate shape. This home was primarily used for storage, not residence. All appears brand new. 2 Bedrooms and 2 full baths. Nice size kitchen, large living room and 2 good size bedrooms. Appliances: Range Fridge & Dishwasher have been hardly used - so like new. FA Elec. furnace and 2022 elec. W/ H. Newer architectural roof - 11/2017. Exterior wood siding painted summer 2025. Double vinyl windows. Blinds/Curtains Included. Washer and Dryer included. Has ceiling fan in LR. Owner installed full chain link fence. Has Lg. Carport and shed. Lot is larger than most in mobile home park. Has manicure lawn and pine tree.

Key facts

• Built 1993
• Listed 113 days

Property features AI

Finance

• Other: Lot is rented

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home (manufactured without land); Residential property; Subdivision: High Country
• Construction: Frame construction with wood siding; Built by Champion Sequoia; 980 above-grade finished area
• Exterior features: Chain link fencing; Fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric forced-air heating
• Interior features: Electric water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $66k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $60k (9.0% below list) — sets the bar for market timing.

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: Tyhee Elementary School (math 48% / reading 50%, grade D, #169 of 357 statewide, top 48%, 557 students, 38% FRL); Hawthorne Middle School (math 35% / reading 54%, grade D, #52 of 109 statewide, top 51%, 674 students, 48% FRL); Highland High School (math 45% / reading 57%, grade D+, #38 of 169 statewide, top 22%, 1,589 students, 22% FRL).
• Market conditions: Rents rising (+3.1%/yr); 212 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 $456 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,969 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.74% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.57%
• DSCR: 2.49
• GRM: 4.8

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4200 Philbin Rd #96	0.20mi	3/2.0 (+1)	1,560	6mo	$114,900	$74	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.14% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 2.21×
• Total profit: $22,337
• Equity at exit: $9,826

10-year hold

• IRR: 36.4%
• Equity multiple: 4.38×
• Total profit: $62,358
• Equity at exit: $5,698

Cash invested: $18,452 (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 83202

• Rents YoY: 3.1%
• Active inventory: 212
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $516

Break-even live

Break-even rent $494

Max offer price $65,900

Occupancy floor 50%

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $65,900 Active 114 DOM
2. 2026-06-18
   days on market $65,900 Active 113 DOM
3. 2026-06-17
   days on market $65,900 Active 112 DOM
4. 2026-06-16
   days on market $65,900 Active 111 DOM
5. 2026-06-15
   days on market $65,900 Active 110 DOM
6. 2026-06-14
   days on market $65,900 Active 108 DOM
7. 2026-06-13
   days on market $65,900 Active 107 DOM
8. 2026-06-10
   days on market $65,900 Active 105 DOM
9. 2026-06-09
   days on market $65,900 Active 104 DOM
10. 2026-06-08
    days on market $65,900 Active 103 DOM
11. 2026-06-07
    days on market $65,900 Active 102 DOM
12. 2026-06-03
    days on market $65,900 Active 98 DOM
13. 2026-06-03
    remarks 695-char remark
14. 2026-06-02
    days on market $65,900 Active 97 DOM
15. 2026-06-01
    days on market $65,900 Active 96 DOM
16. 2026-05-31
    days on market $65,900 Active 95 DOM
17. 2026-05-30
    days on market $65,900 Active 94 DOM
18. 2026-05-20
    price $65,900
19. 2026-04-28
    status Active
20. 2026-04-18
    status Pending
21. 2026-03-30
    price $69,900
22. 2026-03-13
    price $75,000
23. 2026-02-13
    listed $80,000 Active

ⓘ 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: $206 · $17/mo
• Projected year-2 tax: $455 · $38/mo
• Expected delta: +$249/yr (+$21/mo · 120.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,768
• − Mortgage interest: −$3,691
• − Property taxes: −$206
• − Insurance: −$330
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$1,917
• Taxable income: $5,421
• Est. tax owed @ 24.0%: −$1,301
• After-tax cash flow: $4,893/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): 24,513
• Household income: $70,423
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 510.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Native American 9% Two or more races 6%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 3% Slovak 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -140.31%
• Current HPI: 229.4622
• Rent YoY: ▲ 3.14%
• 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

-17.6% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $65,900 PCTMLS
• 2026-04-28 Relisted — PCTMLS
• 2026-04-18 Pending — PCTMLS
• 2026-03-30 Price Changed $69,900 PCTMLS
• 2026-03-13 Price Changed $75,000 PCTMLS
• 2026-02-13 Listed $80,000 PCTMLS