55 Chestnut Dr · Pocatello, ID 83204

$99,900

2 bd · 1.0 ba · 1,250 sqft · Other · 38 Days on market

Built 1978 6,534 sqft lot

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 55 Chestnut Dr/Ln, located in the established Hyland Park neighborhood on Pocatello's west side, where mature surroundings and everyday convenience come together. This well-maintained single-level home offers a functional layout featuring approximately 3 bedrooms and 2 bathrooms with a comfortable flow between living, dining, and kitchen spaces designed for practical everyday living. Public records and nearby listings highlight a home built in the early 1950s with roughly 1,300–1,400 square feet of finished space, situated on a manageable residential lot with room for outdoor enjoyment, gardening, or simple low-maintenance living. The property is ideally positioned near sch

Key facts

• Outdoor enjoyment
• Functional layout
• 6,534 sq ft lot

Tags

• FUNCTIONAL LAYOUT
• OUTDOOR ENJOYMENT
• LOW-MAINTENANCE LIVING
• QUICK ACCESS TO SHOPPING
• QUIET NEIGHBORHOOD FEEL
• STABLE WEST SIDE LOCATION

Property features AI

Finance

• Other: Zoning: Bannock - Residential Rural; Annual tax information available

Exterior

• Utilities: Public water service; Public sewer service
• Home design: Single family residence; One level / single-story
• Construction: Frame construction with metal siding
• Exterior features: Public water; Public sewer; Lot approximately 0.15 acres; Subdivision: Hyland Park

Interior

• Kitchen: Refrigerator
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Heating present
• Interior features: Refrigerator included; Accessible entrance

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (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: Jefferson Elementary School (math 32% / reading 42%, grade F, #255 of 357 statewide, top 74%, 343 students, 66% FRL); Pocatello High School (math 45% / reading 65%, grade C, #25 of 169 statewide, top 14%, 1,352 students, 28% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising fast (+4.0%/yr); 186 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1978 — 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. 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: 1.09% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 7.6

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $1,879
• Equity at exit: $14,895

10-year hold

• IRR: 12.2%
• Equity multiple: 2.00×
• Total profit: $28,027
• Equity at exit: $8,638

Cash invested: $27,972 (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: 186
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $267

Break-even live

Break-even rent $752

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $323	-5% $295	+0% $267	+5% $239	+10% $210
Rent	-10% $181	-5% $224	+0% $267	+5% $310	+10% $353
Rate	-1.0pp $317	-0.5pp $292	base $267	+0.5pp $241	+1.0pp $215

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,900 Active 38 DOM
2. 2026-06-18
   days on market $99,900 Active 37 DOM
3. 2026-06-17
   days on market $99,900 Active 36 DOM
4. 2026-06-16
   days on market $99,900 Active 35 DOM
5. 2026-06-15
   days on market $99,900 Active 34 DOM
6. 2026-06-14
   days on market $99,900 Active 32 DOM
7. 2026-06-13
   days on market $99,900 Active 31 DOM
8. 2026-06-10
   days on market $99,900 Active 29 DOM
9. 2026-06-09
   days on market $99,900 Active 28 DOM
10. 2026-06-08
    days on market $99,900 Active 27 DOM
11. 2026-06-07
    days on market $99,900 Active 26 DOM
12. 2026-06-03
    days on market $99,900 Active 22 DOM
13. 2026-06-02
    days on market $99,900 Active 21 DOM
14. 2026-06-01
    days on market $99,900 Active 20 DOM
15. 2026-05-31
    days on market $99,900 Active 19 DOM
16. 2026-05-30
    days on market $99,900 Active 18 DOM
17. 2026-05-12
    listed $109,900 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: $341 · $28/mo
• Projected year-2 tax: $689 · $57/mo
• Expected delta: +$349/yr (+$29/mo · 102.4%)

ⓘ 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 8/10 Severe
• 🌡 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: $13,074
• − Mortgage interest: −$5,596
• − Property taxes: −$341
• − Insurance: −$500
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,906
• Taxable income: $1,640
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $2,808/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

1 event — show timeline

• 2026-05-12 Listed $109,900 SRMLS

Property tax history

+10.1%/yr

Latest (2025): $341 · -13.9% YoY. Source: county tax records.