925 Wilson Ave #17 · Pocatello, ID 83201

$15,000

1 bd · 1.0 ba · 0 sqft · Manufactured public records · 37 Days on market

Built 1966

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Affordable manufactured home located in Pocatello, offering comfortable living with 1 bedroom and 1 bathroom. Conveniently situated near local schools, shopping centers, and a variety of dining options, you'll enjoy easy access to everyday essentials and entertainment. With its prime location, this property presents an excellent opportunity to own a home in a growing and vibrant community.

Key facts

• Shopping centers
• Local schools
• Dining options

Tags

• PRIME LOCATION
• LOCAL SCHOOLS
• SHOPPING CENTERS
• DINING OPTIONS
• GROWING COMMUNITY

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-story; Manufactured home (no land); Residential property
• Construction: Vinyl siding
• Exterior features: Garden; Wood fencing

Interior

• Kitchen: Dishwasher; Microwave; Laminate countertops
• Flooring: Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Has heating
• Interior features: Laminate countertops; Dishwasher; Microwave

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $15k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($918 rent vs $15k).
• Recommended offer: $15k (3.0% 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: Alameda Middle School (math 46% / reading 57%, grade C, #28 of 109 statewide, top 25%, 645 students, 40% 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 (+3.4%/yr); 365 active listings in the ZIP; 325 units permitted in Bannock County in 2024 (6 in 5+ unit buildings).
• This rent is only 17% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Recommended offer $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 6.12% ✓
• Cap rate: 57.02%
• Cash-on-cash: 181.15%
• DSCR: 9.06
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.37% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.12×
• Total profit: $38,300
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 21.66×
• Total profit: $86,793
• Equity at exit: $1,297

Cash invested: $4,200 (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 83201

• Rents YoY: 3.4%
• Active inventory: 365
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $918 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$6 /mo · $76/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $634

Break-even live

Break-even rent $115

Max offer price $15,000

Occupancy floor 26%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $15,000 Active 37 DOM
2. 2026-06-18
   days on market $15,000 Active 36 DOM
3. 2026-06-17
   days on market $15,000 Active 35 DOM
4. 2026-06-16
   days on market $15,000 Active 34 DOM
5. 2026-06-15
   days on market $15,000 Active 33 DOM
6. 2026-06-14
   days on market $15,000 Active 31 DOM
7. 2026-06-13
   days on market $15,000 Active 30 DOM
8. 2026-06-10
   days on market $15,000 Active 28 DOM
9. 2026-06-09
   days on market $15,000 Active 27 DOM
10. 2026-06-08
    days on market $15,000 Active 26 DOM
11. 2026-06-07
    days on market $15,000 Active 25 DOM
12. 2026-06-03
    days on market $15,000 Active 21 DOM
13. 2026-06-02
    days on market $15,000 Active 20 DOM
14. 2026-06-01
    days on market $15,000 Active 19 DOM
15. 2026-05-31
    days on market $15,000 Active 18 DOM
16. 2026-05-30
    days on market $15,000 Active 17 DOM
17. 2026-05-13
    listed $15,000 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: $76 · $6/mo
• Projected year-2 tax: $104 · $9/mo
• Expected delta: +$28/yr (+$2/mo · 36.2%)

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

Taxation est. · year 1

• Rental income: $11,017
• − Mortgage interest: −$840
• − Property taxes: −$76
• − Insurance: −$75
• − Repairs & maintenance: −$881
• − Management: −$881
• − Depreciation: −$436
• Taxable income: $7,827
• Est. tax owed @ 24.0%: −$1,878
• After-tax cash flow: $5,730/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): 39,902
• Household income: $66,357
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1417.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 6% Asian 3% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 5% Italian 4% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Other Indo-European 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: ▼ -183.96%
• Current HPI: 229.6427
• Rent YoY: ▲ 3.37%
• 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

1 event — show timeline

• 2026-05-13 Listed $15,000 SRMLS