210 Circle Inn Dr · Chubbuck, ID 83202

$46,999

2 bd · 1.5 ba · 980 sqft · Manufactured · 162 Days on market

Built 1974 $393/mo HOA · 30% of rent

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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 +4.3/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check this place out! It is as of now a 2 bedroom, 1.5 bathroom manufactured home on a lot off Yellowstone in Chubbuck on Circle Inn rd. It has updated flooring and fresh paint throughout. Call me for a showing. Lot space rent is $393 Owner carry an option with 20% down

Key facts

• Fresh paint
• Lot off yellowstone
• Updated flooring

Tags

• UPDATED FLOORING
• FRESH PAINT
• LOT OFF YELLOWSTONE

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $393

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home (manufactured without land); Residential property
• Construction: Metal siding; 980 above-grade finished area
• Exterior features: Metal roof

Interior

• Kitchen: Range, Oven, Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Electric forced-air heating
• Interior features: Range, Oven, Refrigerator, Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $47k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#4 in ID, #454 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-.
• 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: Rulon M Ellis Elementary School (math 56% / reading 63%, grade B-, #75 of 357 statewide, top 23%, 380 students, 44% 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) — zoned schools at 38% FRL track the district average.
• 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 $325 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $13k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $41,359 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 2.75% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.81%
• DSCR: 2.24
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.5%
• Equity multiple: 1.93×
• Total profit: $12,250
• Equity at exit: $7,008

10-year hold

• IRR: 30.9%
• Equity multiple: 3.85×
• Total profit: $37,488
• Equity at exit: $4,064

Cash invested: $13,160 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $705/yr
• Insurance: −$20
• HOA: −$393
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $305

Break-even live

Break-even rent $909

Max offer price $46,999

Occupancy floor 71%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $393 · $4,716/yr

Listing history 27 events

1. 2026-06-03
   days on market $46,999 Active 162 DOM
2. 2026-06-02
   days on market $46,999 Active 161 DOM
3. 2026-06-01
   days on market $46,999 Active 160 DOM
4. 2026-05-31
   days on market $46,999 Active 159 DOM
5. 2026-05-30
   days on market $46,999 Active 158 DOM
6. 2025-12-22
   listed $46,999 Active
7. 2024-10-27
   soldstatus Closed 276-char remark

   Show marketing remark (276 chars)

   Come check this place out! It is as of now a 2 bedroom, 1.5 bathroom manufactured home on a lot off Yellowstone in Chubbuck on Circle Inn rd. It has updated flooring and fresh paint throughout. Call me for a showing. Lot space rent is $393 Owner carry an option with 20% down

8. 2024-10-04
   soldstatus Closed 190-char remark

   Show marketing remark (190 chars)

   Lot rent is $393 per month which includes Water/Sewer/Garbage. With 2 bedrooms, 1 bathrooms and off street parking, new roof, if you are looking for affordable housing, don't miss this home!

9. 2024-09-16
   status Pending 190-char remark

   Show marketing remark (190 chars)

   Lot rent is $393 per month which includes Water/Sewer/Garbage. With 2 bedrooms, 1 bathrooms and off street parking, new roof, if you are looking for affordable housing, don't miss this home!

10. 2024-09-03
    price $60,000 190-char remark

    Show marketing remark (190 chars)

    Lot rent is $393 per month which includes Water/Sewer/Garbage. With 2 bedrooms, 1 bathrooms and off street parking, new roof, if you are looking for affordable housing, don't miss this home!

11. 2024-08-26
    price $46,999 276-char remark

    Show marketing remark (276 chars)

    Come check this place out! It is as of now a 2 bedroom, 1.5 bathroom manufactured home on a lot off Yellowstone in Chubbuck on Circle Inn rd. It has updated flooring and fresh paint throughout. Call me for a showing. Lot space rent is $393 Owner carry an option with 20% down

12. 2024-07-25
    price $50,000 276-char remark

    Show marketing remark (276 chars)

    Come check this place out! It is as of now a 2 bedroom, 1.5 bathroom manufactured home on a lot off Yellowstone in Chubbuck on Circle Inn rd. It has updated flooring and fresh paint throughout. Call me for a showing. Lot space rent is $393 Owner carry an option with 20% down

13. 2024-07-22
    price $70,000 190-char remark

    Show marketing remark (190 chars)

    Lot rent is $393 per month which includes Water/Sewer/Garbage. With 2 bedrooms, 1 bathrooms and off street parking, new roof, if you are looking for affordable housing, don't miss this home!

14. 2024-07-10
    listed $55,000 Active 276-char remark

    Show marketing remark (276 chars)

    Come check this place out! It is as of now a 2 bedroom, 1.5 bathroom manufactured home on a lot off Yellowstone in Chubbuck on Circle Inn rd. It has updated flooring and fresh paint throughout. Call me for a showing. Lot space rent is $393 Owner carry an option with 20% down

15. 2024-06-18
    listed $75,000 Active 190-char remark

    Show marketing remark (190 chars)

    Lot rent is $393 per month which includes Water/Sewer/Garbage. With 2 bedrooms, 1 bathrooms and off street parking, new roof, if you are looking for affordable housing, don't miss this home!

16. 2023-03-21
    price $52,500
17. 2023-02-08
    listed $57,500 Active
18. 2022-08-22
    soldstatus Closed
19. 2022-08-01
    status Pending
20. 2022-07-26
    price $39,900
21. 2022-06-06
    listed $44,900 Active
22. 2001-07-31
    soldstatus
23. 2000-09-15
    listed $14,900
24. 2000-04-04
    soldstatus
25. 2000-01-17
    listed $29,900
26. 1999-11-18
    soldstatus
27. 1999-11-10
    listed $9,500

ⓘ 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: $15,535
• − Mortgage interest: −$2,633
• − Property taxes: −$705
• − Insurance: −$235
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − HOA: −$4,716
• − Depreciation: −$1,367
• Taxable income: $3,394
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $2,845/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 — Chubbuck

• Score: 86/100
• State rank: #4
• US rank: #454

Category grades

Amenities B- Commute A+ Cost of living A+ Crime C- Employment B Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chubbuck, ID
• County: Bannock County · 82,995 people
• City population: 24,513
• 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

+394.7% since first listed

22 events — show timeline

• 2025-12-22 Listed $46,999 PCTMLS
• 2024-10-27 Sold (MLS) — PCTMLS
• 2024-10-04 Sold (MLS) — PCTMLS
• 2024-09-16 Pending — PCTMLS
• 2024-09-03 Price Changed $60,000 PCTMLS
• 2024-08-26 Price Changed $46,999 PCTMLS
• 2024-07-25 Price Changed $50,000 PCTMLS
• 2024-07-22 Price Changed $70,000 PCTMLS
• 2024-07-10 Listed $55,000 PCTMLS
• 2024-06-18 Listed $75,000 PCTMLS
• 2023-03-21 Price Changed $52,500 PCTMLS
• 2023-02-08 Listed $57,500 PCTMLS
• 2022-08-22 Sold (MLS) — PCTMLS
• 2022-08-01 Pending — PCTMLS
• 2022-07-26 Price Changed $39,900 PCTMLS
• 2022-06-06 Listed $44,900 PCTMLS
• 2001-07-31 Sold (MLS) — SRMLS
• 2000-09-15 Listed $14,900 SRMLS
• 2000-04-04 Sold (MLS) — SRMLS
• 2000-01-17 Listed $29,900 SRMLS
• 1999-11-18 Sold (MLS) — SRMLS
• 1999-11-10 Listed $9,500 SRMLS