1550 Yellowstone #13 Ave · Pocatello, ID 83201

$55,000

3 bd · 2.0 ba · 924 sqft · Manufactured · 14 Days on market

Built 1985 Fair condition $595/mo HOA · 47% of rent

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Why this score? — see what drove the C- 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 +16.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME!! You’ll fall in love with this spotless 3-bedroom, 2-bath manufactured home! Built in 1995 and kept in immaculate condition, with brand new flooring, remodeled master bathroom, new water heater, new dishwasher, and so much more!! The home offers a fenced yard, storage shed, and covered front deck. Truly, this one checks all the boxes!! Lot rent is $425 and all offers are subject to approval by the park. Call your agent today to tour this home!!

Key facts

• Central location
• Ample cabinet space
• Outdoor space

Tags

• FULLY FENCED YARD
• AMPLE CABINET SPACE
• CENTRAL LOCATION
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home (manufactured w/o land); Residential property
• Construction: Metal siding
• Exterior features: Garden; Shed(s); Located on a cul-de-sac

Interior

• Kitchen: Range; Oven
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Electric forced-air heating
• Interior features: Washer and dryer included; Range and oven included
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $30 ($354/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

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: Syringa Elementary School (math 43% / reading 57%, grade D+, #147 of 357 statewide, top 41%, 356 students, 45% FRL); Alameda Middle School (math 46% / reading 57%, grade C, #28 of 109 statewide, top 25%, 645 students, 40% FRL); Century High School (math 41% / reading 71%, grade C, #24 of 169 statewide, top 14%, 1,092 students, 33% FRL) — zoned schools at 39% FRL track the district average.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 19 sale attempts since 27y ago; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $55,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.31% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 3.6

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-6,173
• Equity at exit: $8,201

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $572
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$595
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $30

Break-even live

Break-even rent $1,234

Max offer price $55,000

Occupancy floor 93%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $595 · $7,140/yr
• Likely covers: water

Listing history 50 events

1. 2026-06-19
   days on market $55,000 Active 14 DOM
2. 2026-06-18
   days on market $55,000 Active 13 DOM
3. 2026-06-17
   days on market $55,000 Active 12 DOM
4. 2026-06-16
   days on market $55,000 Active 11 DOM
5. 2026-06-15
   days on market $55,000 Active 10 DOM
6. 2026-06-14
   days on market $55,000 Active 8 DOM
7. 2026-06-13
   days on market $55,000 Active 7 DOM
8. 2026-06-10
   days on market $55,000 Active 5 DOM
9. 2026-06-09
   days on market $55,000 Active 4 DOM
10. 2026-06-08
    days on market $55,000 Active 3 DOM
11. 2026-06-07
    remarks 525-char remark
12. 2026-06-07
    pricedays on marketlisting id $55,000 Active 2 DOM
13. 2026-06-03
    days on market $69,900 Active 42 DOM
14. 2026-06-02
    days on market $69,900 Active 41 DOM
15. 2026-06-01
    days on market $69,900 Active 40 DOM
16. 2026-05-31
    days on market $69,900 Active 39 DOM
17. 2026-05-30
    days on market $69,900 Active 38 DOM
18. 2026-04-20
    listed $69,900 Active
19. 2026-03-31
    price $32,000
20. 2026-03-02
    listed $38,000 Active
21. 2025-11-10
    soldstatus Closed 468-char remark

    Show marketing remark (468 chars)

    WELCOME HOME!! You’ll fall in love with this spotless 3-bedroom, 2-bath manufactured home! Built in 1995 and kept in immaculate condition, with brand new flooring, remodeled master bathroom, new water heater, new dishwasher, and so much more!! The home offers a fenced yard, storage shed, and covered front deck. Truly, this one checks all the boxes!! Lot rent is $425 and all offers are subject to approval by the park. Call your agent today to tour this home!!

22. 2025-10-28
    status Pending 468-char remark

    Show marketing remark (468 chars)

    WELCOME HOME!! You’ll fall in love with this spotless 3-bedroom, 2-bath manufactured home! Built in 1995 and kept in immaculate condition, with brand new flooring, remodeled master bathroom, new water heater, new dishwasher, and so much more!! The home offers a fenced yard, storage shed, and covered front deck. Truly, this one checks all the boxes!! Lot rent is $425 and all offers are subject to approval by the park. Call your agent today to tour this home!!

23. 2025-10-22
    soldstatus Closed
24. 2025-10-20
    listed $75,000 Active 468-char remark

    Show marketing remark (468 chars)

    WELCOME HOME!! You’ll fall in love with this spotless 3-bedroom, 2-bath manufactured home! Built in 1995 and kept in immaculate condition, with brand new flooring, remodeled master bathroom, new water heater, new dishwasher, and so much more!! The home offers a fenced yard, storage shed, and covered front deck. Truly, this one checks all the boxes!! Lot rent is $425 and all offers are subject to approval by the park. Call your agent today to tour this home!!

25. 2025-09-12
    status Pending
26. 2025-09-03
    price $94,955
27. 2025-08-03
    listed $100,000 Active
28. 2025-05-10
    price $82,000
29. 2025-05-09
    soldstatus Closed
30. 2025-04-23
    price $89,000
31. 2025-04-21
    price $90,000
32. 2025-03-09
    status Pending
33. 2025-02-25
    listed $95,000 Active
34. 2025-02-12
    listed $72,000 Active
35. 2024-11-05
    price $70,000
36. 2024-10-11
    price $75,000
37. 2024-09-11
    price $79,000
38. 2024-08-05
    price $81,000
39. 2024-06-25
    price $83,000
40. 2024-05-27
    listed $85,000 Active
41. 2023-03-10
    soldstatus Closed
42. 2023-02-14
    status Pending
43. 2023-02-06
    price $71,900
44. 2023-02-06
    soldstatus Closed
45. 2023-01-25
    status Pending
46. 2023-01-17
    listed $75,000 Active
47. 2022-11-22
    listed $74,999 Active
48. 2022-10-12
    listed $80,000 Active
49. 2022-09-09
    soldstatus Closed
50. 2022-09-04
    status Pending

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

Taxation est. · year 1

• Rental income: $15,260
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − HOA: −$7,140
• − Depreciation: −$1,600
• Taxable loss: −$103
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $379/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath manufactured home requires moderate repairs and maintenance to improve its condition and value. Key updates include painting interior walls, replacing kitchen cabinets, and upgrading exterior siding and windows.

Repairs flagged

• Minor kitchen cabinets — existing cabinets need cleaning
• Minor bathroom fixtures — existing fixtures need cleaning
• Minor exterior siding — existing siding needs touch-up
• Minor exterior roof — existing roof needs inspection
• Minor exterior windows — existing windows need cleaning

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Resale replace bathroom fixtures — new fixtures enhance functionality and aesthetics
• Resale replace exterior siding — new siding improves curb appeal
• Resale replace exterior roof — new roof enhances durability and appearance
• Resale replace exterior windows — new windows improve energy efficiency and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing cabinets need cleaning	Minor	$500–3,000
bathroom fixtures · existing fixtures need cleaning	Minor	$500–3,000
exterior siding · existing siding needs touch-up	Minor	$500–3,000
exterior roof · existing roof needs inspection	Minor	$500–3,000
exterior windows · existing windows need cleaning	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale replace bathroom fixtures — new fixtures enhance functionality and aesthetics ↑
• Resale replace exterior siding — new siding improves curb appeal ↑
• Resale replace exterior roof — new roof enhances durability and appearance ↑
• Resale replace exterior windows — new windows improve energy efficiency and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+133.8% since first listed

49 events — show timeline

• 2026-04-20 Listed $69,900 PCTMLS
• 2026-03-31 Price Changed $32,000 PCTMLS
• 2026-03-02 Listed $38,000 PCTMLS
• 2025-11-10 Sold (MLS) — PCTMLS
• 2025-10-28 Pending — PCTMLS
• 2025-10-22 Sold (MLS) — PCTMLS
• 2025-10-20 Listed $75,000 PCTMLS
• 2025-09-12 Pending — PCTMLS
• 2025-09-03 Price Changed $94,955 PCTMLS
• 2025-08-03 Listed $100,000 PCTMLS
• 2025-05-10 Price Changed $82,000 PCTMLS
• 2025-05-09 Sold (MLS) — PCTMLS
• 2025-04-23 Price Changed $89,000 PCTMLS
• 2025-04-21 Price Changed $90,000 PCTMLS
• 2025-03-09 Pending — PCTMLS
• 2025-02-25 Listed $95,000 PCTMLS
• 2025-02-12 Listed $72,000 PCTMLS
• 2024-11-05 Price Changed $70,000 PCTMLS
• 2024-10-11 Price Changed $75,000 PCTMLS
• 2024-09-11 Price Changed $79,000 PCTMLS
• 2024-08-05 Price Changed $81,000 PCTMLS
• 2024-06-25 Price Changed $83,000 PCTMLS
• 2024-05-27 Listed $85,000 PCTMLS
• 2023-03-10 Sold (MLS) — PCTMLS
• 2023-02-14 Pending — PCTMLS
• 2023-02-06 Price Changed $71,900 PCTMLS
• 2023-02-06 Sold (MLS) — PCTMLS
• 2023-01-25 Pending — PCTMLS
• 2023-01-17 Listed $75,000 PCTMLS
• 2022-11-22 Listed $74,999 PCTMLS
• 2022-10-12 Listed $80,000 PCTMLS
• 2022-09-09 Sold (MLS) — PCTMLS
• 2022-09-04 Pending — PCTMLS
• 2022-08-10 Listed $65,000 PCTMLS
• 2022-02-01 Sold (MLS) — PCTMLS
• 2021-11-16 Listed $56,500 PCTMLS
• 2020-12-30 Sold (MLS) — PCTMLS
• 2020-11-06 Listed $25,000 PCTMLS
• 2017-07-31 Sold (MLS) — PCTMLS
• 2017-05-08 Listed $25,000 PCTMLS
• 2015-10-04 Listed $29,900 PCTMLS
• 2004-07-21 Sold (MLS) — SRMLS
• 2004-06-15 Listed $30,500 SRMLS
• 2003-02-14 Sold (MLS) — SRMLS
• 2002-12-05 Listed $24,900 SRMLS
• 2002-03-18 Sold (MLS) — SRMLS
• 2001-10-09 Listed $16,900 SRMLS
• 1999-11-19 Sold (MLS) — SRMLS
• 1999-07-21 Listed $29,900 SRMLS