845 Barton Rd #79 Rd · Pocatello, ID 83204

$67,000

3 bd · 2.0 ba · 999 sqft · SingleFamily · 108 Days on market

Built 1999 $495/mo HOA · 45% of rent

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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).

• 1% rule +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

EASY TO SHOW. ALL APPLIANCES INCLUDED PLUS WASHER AND DRYER ALSO INCLUDES $3000.00 BULLY BARN. CLEA N, CLEAN, CLEAN. SPACE RENT AT THE TIME OF LISTING IS $180.00 PER MONTH.

Key facts

• Built 1999
• Listed 108 days

Property features AI

Finance

• HOA & community: Homeowners association with a $495 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home (manufactured without land); Residential property
• Construction: Wood siding construction; 999 above-grade finished area
• Exterior features: Located in the Cowboy Trailer Park subdivision

Interior

• Kitchen: Includes dishwasher, range, oven, refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Electric forced-air heating
• Interior features: Dishwasher; Range; Oven; Refrigerator; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $-81 ($-969/yr) — negative.
• To cash-flow at today's rent, offer at most $55k (17.4% below list).
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $55k (17.4% below list) — sets the bar for cash-flow.

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: Indian Hills Elementary School (math 44% / reading 60%, grade C-, #130 of 357 statewide, top 38%, 539 students, 42% FRL); Irving Middle School (math 33% / reading 54%, grade D, #60 of 109 statewide, top 56%, 712 students, 39% FRL); Century High School (math 41% / reading 71%, grade C, #24 of 169 statewide, top 14%, 1,092 students, 33% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising fast (+4.0%/yr); 188 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 $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $33k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,319 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.66% ✓
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 5.0

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: -21.9%
• Equity multiple: 0.23×
• Total profit: $-14,538
• Equity at exit: $9,990

10-year hold

• IRR: -10.4%
• Equity multiple: 0.30×
• Total profit: $-13,201
• Equity at exit: $5,793

Cash invested: $18,760 (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: 188
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,005/yr
• Insurance: −$28
• HOA: −$495
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-81

Break-even live

Break-even rent $1,213

Max offer price $55,319

Occupancy floor —

Sensitivity live

Price	-10% $-34	-5% $-58	+0% $-81	+5% $-104	+10% $-127
Rent	-10% $-168	-5% $-125	+0% $-81	+5% $-37	+10% $7
Rate	-1.0pp $-47	-0.5pp $-64	base $-81	+0.5pp $-98	+1.0pp $-116

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $495 · $5,940/yr

Listing history 28 events

1. 2026-06-22
   days on market $67,000 Active 108 DOM
2. 2026-06-19
   days on market $67,000 Active 106 DOM
3. 2026-06-18
   days on market $67,000 Active 105 DOM
4. 2026-06-17
   days on market $67,000 Active 104 DOM
5. 2026-06-16
   days on market $67,000 Active 103 DOM
6. 2026-06-15
   days on market $67,000 Active 102 DOM
7. 2026-06-14
   days on market $67,000 Active 100 DOM
8. 2026-06-13
   days on market $67,000 Active 99 DOM
9. 2026-06-10
   days on market $67,000 Active 97 DOM
10. 2026-06-09
    days on market $67,000 Active 96 DOM
11. 2026-06-08
    days on market $67,000 Active 95 DOM
12. 2026-06-07
    days on market $67,000 Active 94 DOM
13. 2026-06-03
    days on market $67,000 Active 90 DOM
14. 2026-06-02
    days on market $67,000 Active 89 DOM
15. 2026-06-01
    days on market $67,000 Active 88 DOM
16. 2026-05-31
    days on market $67,000 Active 87 DOM
17. 2026-05-30
    days on market $67,000 Active 86 DOM
18. 2026-03-13
    price $67,000
19. 2026-03-06
    listed $100,000 Active
20. 2026-03-02
    historical $1,250
21. 2025-10-24
    listed $1,250
22. 2024-08-23
    historical $1,250
23. 2024-08-06
    listed $1,250
24. 2024-07-25
    historical $1,250
25. 2024-07-24
    listed $1,250
26. 2022-12-02
    historical
27. 1999-05-20
    soldstatus 172-char remark

    Show marketing remark (172 chars)

    EASY TO SHOW. ALL APPLIANCES INCLUDED PLUS WASHER AND DRYER ALSO INCLUDES $3000.00 BULLY BARN. CLEA N, CLEAN, CLEAN. SPACE RENT AT THE TIME OF LISTING IS $180.00 PER MONTH.

28. 1999-03-02
    listed $15,500 172-char remark

    Show marketing remark (172 chars)

    EASY TO SHOW. ALL APPLIANCES INCLUDED PLUS WASHER AND DRYER ALSO INCLUDES $3000.00 BULLY BARN. CLEA N, CLEAN, CLEAN. SPACE RENT AT THE TIME OF LISTING IS $180.00 PER MONTH.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,326
• − Mortgage interest: −$3,753
• − Property taxes: −$1,005
• − Insurance: −$335
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − HOA: −$5,940
• − Depreciation: −$1,949
• Taxable loss: −$1,788
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $-540/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

+332.3% since first listed

11 events — show timeline

• 2026-03-13 Price Changed $67,000 PCTMLS
• 2026-03-06 Listed $100,000 PCTMLS
• 2026-03-02 Rental Removed $1,250 APPFOLIO
• 2025-10-24 Listed for Rent $1,250 APPFOLIO
• 2024-08-23 Rental Removed $1,250 APPFOLIO
• 2024-08-06 Listed for Rent $1,250 APPFOLIO
• 2024-07-25 Rental Removed $1,250 APPFOLIO
• 2024-07-24 Listed for Rent $1,250 APPFOLIO
• 2022-12-02 Rental Removed — RENT.
• 1999-05-20 Sold (MLS) — SRMLS
• 1999-03-02 Listed $15,500 SRMLS