1935 S 5th Ave #23 · Pocatello, ID 83201

$35,000

2 bd · 1.0 ba · 0 sqft · Manufactured public records · 143 Days on market

Built 2023 ↓ 40% 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

RENT TO OWN AVAILABLE! Stop renting and start working toward home ownership with this beautiful 2023 manufactured home located in Mountain View Mobile Home Park in Pocatello! Flexible rent-to-own terms may be available for qualified buyers, making this an excellent opportunity for those looking for an alternative to traditional financing. Please note that the purchase price under rent-to-own terms will be higher than the standard cash or financed sale price. This 2-bedroom, 1-bath home offers modern comfort with a bright, open layout and clean, contemporary finishes throughout. The kitchen features stainless steel appliances, including a refrigerator, microwave, dishwasher, and range—

Key facts

• Recent build
• Efficient layout
• Sleek kitchen

Tags

• SLEEK KITCHEN
• STAINLESS STEEL APPLIANCES
• RECENT BUILD
• EFFICIENT LAYOUT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level (single story)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $35k).
• Recommended offer: $31k (12.0% 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); Pocatello High School (math 45% / reading 65%, grade C, #25 of 169 statewide, top 14%, 1,352 students, 28% 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 18% 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 $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.81% ✓
• Cap rate: 24.59%
• Cash-on-cash: 65.35%
• DSCR: 3.91
• GRM: 3.0

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: 65.0%
• Equity multiple: 3.93×
• Total profit: $28,704
• Equity at exit: $5,219

10-year hold

• IRR: 69.4%
• Equity multiple: 8.18×
• Total profit: $70,344
• Equity at exit: $3,026

Cash invested: $9,800 (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 83201

• Rents YoY: 3.4%
• Active inventory: 365
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $534

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 41%

Sensitivity live

Price	-10% $558	-5% $546	+0% $534	+5% $522	+10% $510
Rent	-10% $456	-5% $495	+0% $534	+5% $573	+10% $611
Rate	-1.0pp $551	-0.5pp $543	base $534	+0.5pp $525	+1.0pp $515

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $35,000 Active 143 DOM
2. 2026-06-18
   days on market $35,000 Active 142 DOM
3. 2026-06-17
   days on market $35,000 Active 141 DOM
4. 2026-06-16
   days on market $35,000 Active 140 DOM
5. 2026-06-15
   days on market $35,000 Active 139 DOM
6. 2026-06-14
   days on market $35,000 Active 137 DOM
7. 2026-06-13
   days on market $35,000 Active 136 DOM
8. 2026-06-10
   days on market $35,000 Active 134 DOM
9. 2026-06-09
   days on market $35,000 Active 133 DOM
10. 2026-06-08
    days on market $35,000 Active 132 DOM
11. 2026-06-07
    days on market $35,000 Active 131 DOM
12. 2026-06-03
    days on market $35,000 Active 127 DOM
13. 2026-06-02
    days on market $35,000 Active 126 DOM
14. 2026-06-01
    days on market $35,000 Active 125 DOM
15. 2026-05-31
    days on market $35,000 Active 124 DOM
16. 2026-05-30
    days on market $35,000 Active 123 DOM
17. 2026-05-05
    price $35,000
18. 2026-03-24
    price $44,000
19. 2026-03-04
    price $49,000
20. 2026-01-27
    listed $58,000 Active

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,781
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$1,018
• Taxable income: $6,218
• Est. tax owed @ 24.0%: −$1,492
• After-tax cash flow: $4,913/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

-39.7% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $35,000 SRMLS
• 2026-03-24 Price Changed $44,000 SRMLS
• 2026-03-04 Price Changed $49,000 SRMLS
• 2026-01-27 Listed $58,000 SRMLS