4200 Philbin Avenue #90 Rd · Pocatello, ID 83202

$94,900

3 bd · 2.0 ba · 1,242 sqft · Other · 49 Days on market

Built 1996 $475/mo HOA · 30% of rent ↓ 4% since listing

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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 +24.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• 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 MLS

Super terrific 2004 Fleetwood (14'X66'') manufactured home has been completely redone. 4 mon. n/carpet throughout home, LVT flooring in kit. , laundry area & both baths. Interior completely painted. 4 mo. old N/Kit. cabinets & garbage disposal. N/vanities in both baths. N/tubs, toilets & sinks. All N/hardware in Kit. & baths. Has large master bdrm + 2 average bdrms. Nice size kitchen with 4 mo. old n/stainless steel appliances: range, hood, fridg, DW & microwave. Kit. table will stay. N/exteriors & interiors doors. N/light fixtures thruout & smoke detectors. Coil replaced in FA electric furnace & has been serviced. Has A/C unit, asphalt shingled roof & all n/double vinyl windows except for one. Vinyl siding. N/skirting. Inc. washer & dryer. Ba. set up w/ new accessories. Chain link fence. Lot space rent is $430.00. Rest of utilities are through the city. 2023 taxes were $246.36. Potential purchaser must be approved by Mobile Home Park. Mobile home cannot be moved.

Key facts

• Garage
• Built 1996
• Listed 49 days

Property features AI

Finance

• HOA & community: Homeowners association with a $475 monthly fee

Exterior

• Parking: Has garage with 1 garage space; Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Manufactured home (manufactured without land); Residential property
• Construction: Crawl space basement
• Exterior features: Garden; Covered patio/porch

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Pantry; Therapeutic whirlpool
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (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: Claude A Wilcox Elementary School (math 43% / reading 55%, grade D, #169 of 357 statewide, top 48%, 524 students, 60% 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 43% 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 $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 46 sale attempts since 20y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.65% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 5.1

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,589
• Equity at exit: $14,150

10-year hold

• IRR: 7.6%
• Equity multiple: 1.59×
• Total profit: $15,557
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$40
• HOA: −$475
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $193

Break-even live

Break-even rent $1,317

Max offer price $94,900

Occupancy floor 83%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $475 · $5,700/yr
• Likely covers: trashelectric

Listing history 50 events

1. 2025-10-27
   historical
2. 2025-10-17
   listed
3. 2025-09-02
   soldstatus Closed 1037-char remark

   Show marketing remark (1037 chars)

   Super terrific 2004 Fleetwood (14'X66'') manufactured home has been completely redone. 4 mon. n/carpet throughout home, LVT flooring in kit. , laundry area & both baths. Interior completely painted. 4 mo. old N/Kit. cabinets & garbage disposal. N/vanities in both baths. N/tubs, toilets & sinks. All N/hardware in Kit. & baths. Has large master bdrm + 2 average bdrms. Nice size kitchen with 4 mo. old n/stainless steel appliances: range, hood, fridg, DW & microwave. Kit. table will stay. N/exteriors & interiors doors. N/light fixtures thruout & smoke detectors. Coil replaced in FA electric furnace & has been serviced. Has A/C unit, asphalt shingled roof & all n/double vinyl windows except for one. Vinyl siding. N/skirting. Inc. washer & dryer. Ba. set up w/ new accessories. Chain link fence. Lot space rent is $430.00. Rest of utilities are through the city. 2023 taxes were $246.36. Potential purchaser must be approved by Mobile Home Park. Mobile home cannot be moved.

4. 2025-08-20
   status Pending 1037-char remark

   Show marketing remark (1037 chars)

   Super terrific 2004 Fleetwood (14'X66'') manufactured home has been completely redone. 4 mon. n/carpet throughout home, LVT flooring in kit. , laundry area & both baths. Interior completely painted. 4 mo. old N/Kit. cabinets & garbage disposal. N/vanities in both baths. N/tubs, toilets & sinks. All N/hardware in Kit. & baths. Has large master bdrm + 2 average bdrms. Nice size kitchen with 4 mo. old n/stainless steel appliances: range, hood, fridg, DW & microwave. Kit. table will stay. N/exteriors & interiors doors. N/light fixtures thruout & smoke detectors. Coil replaced in FA electric furnace & has been serviced. Has A/C unit, asphalt shingled roof & all n/double vinyl windows except for one. Vinyl siding. N/skirting. Inc. washer & dryer. Ba. set up w/ new accessories. Chain link fence. Lot space rent is $430.00. Rest of utilities are through the city. 2023 taxes were $246.36. Potential purchaser must be approved by Mobile Home Park. Mobile home cannot be moved.

5. 2025-01-09
   price $65,000 1037-char remark

   Show marketing remark (1037 chars)

   Super terrific 2004 Fleetwood (14'X66'') manufactured home has been completely redone. 4 mon. n/carpet throughout home, LVT flooring in kit. , laundry area & both baths. Interior completely painted. 4 mo. old N/Kit. cabinets & garbage disposal. N/vanities in both baths. N/tubs, toilets & sinks. All N/hardware in Kit. & baths. Has large master bdrm + 2 average bdrms. Nice size kitchen with 4 mo. old n/stainless steel appliances: range, hood, fridg, DW & microwave. Kit. table will stay. N/exteriors & interiors doors. N/light fixtures thruout & smoke detectors. Coil replaced in FA electric furnace & has been serviced. Has A/C unit, asphalt shingled roof & all n/double vinyl windows except for one. Vinyl siding. N/skirting. Inc. washer & dryer. Ba. set up w/ new accessories. Chain link fence. Lot space rent is $430.00. Rest of utilities are through the city. 2023 taxes were $246.36. Potential purchaser must be approved by Mobile Home Park. Mobile home cannot be moved.

6. 2024-08-09
   price $80,000 1037-char remark

   Show marketing remark (1037 chars)

   Super terrific 2004 Fleetwood (14'X66'') manufactured home has been completely redone. 4 mon. n/carpet throughout home, LVT flooring in kit. , laundry area & both baths. Interior completely painted. 4 mo. old N/Kit. cabinets & garbage disposal. N/vanities in both baths. N/tubs, toilets & sinks. All N/hardware in Kit. & baths. Has large master bdrm + 2 average bdrms. Nice size kitchen with 4 mo. old n/stainless steel appliances: range, hood, fridg, DW & microwave. Kit. table will stay. N/exteriors & interiors doors. N/light fixtures thruout & smoke detectors. Coil replaced in FA electric furnace & has been serviced. Has A/C unit, asphalt shingled roof & all n/double vinyl windows except for one. Vinyl siding. N/skirting. Inc. washer & dryer. Ba. set up w/ new accessories. Chain link fence. Lot space rent is $430.00. Rest of utilities are through the city. 2023 taxes were $246.36. Potential purchaser must be approved by Mobile Home Park. Mobile home cannot be moved.

7. 2024-07-12
   listed $85,000 Active 1037-char remark

   Show marketing remark (1037 chars)

   Super terrific 2004 Fleetwood (14'X66'') manufactured home has been completely redone. 4 mon. n/carpet throughout home, LVT flooring in kit. , laundry area & both baths. Interior completely painted. 4 mo. old N/Kit. cabinets & garbage disposal. N/vanities in both baths. N/tubs, toilets & sinks. All N/hardware in Kit. & baths. Has large master bdrm + 2 average bdrms. Nice size kitchen with 4 mo. old n/stainless steel appliances: range, hood, fridg, DW & microwave. Kit. table will stay. N/exteriors & interiors doors. N/light fixtures thruout & smoke detectors. Coil replaced in FA electric furnace & has been serviced. Has A/C unit, asphalt shingled roof & all n/double vinyl windows except for one. Vinyl siding. N/skirting. Inc. washer & dryer. Ba. set up w/ new accessories. Chain link fence. Lot space rent is $430.00. Rest of utilities are through the city. 2023 taxes were $246.36. Potential purchaser must be approved by Mobile Home Park. Mobile home cannot be moved.

8. 2024-06-29
   status Active
9. 2024-06-24
   status Pending
10. 2024-04-24
    status Active
11. 2024-04-07
    status Pending
12. 2024-02-07
    price $90,000
13. 2023-11-01
    soldstatus Closed
14. 2023-10-06
    status Pending
15. 2023-09-29
    listed $120,000 Active
16. 2023-09-01
    listed $98,000 Active
17. 2023-08-23
    price $69,500
18. 2023-08-17
    status Active
19. 2023-08-15
    historical
20. 2023-07-06
    listed $76,500 Active
21. 2023-05-01
    soldstatus Closed
22. 2023-04-28
    soldstatus Closed
23. 2023-04-13
    status Pending
24. 2023-04-03
    listed $115,000 Active
25. 2023-03-27
    status Pending
26. 2023-03-02
    price $97,000
27. 2023-02-13
    listed $99,500 Active
28. 2023-01-06
    listed $125,000 Active
29. 2022-04-29
    soldstatus Closed
30. 2022-04-08
    soldstatus
31. 2022-04-04
    listed $74,900
32. 2021-12-17
    listed $89,000
33. 2021-11-05
    soldstatus
34. 2021-11-01
    soldstatus
35. 2021-10-13
    listed $105,000
36. 2021-08-17
    listed $82,500
37. 2021-02-26
    soldstatus
38. 2020-12-01
    listed $65,000
39. 2020-03-10
    soldstatus
40. 2020-02-21
    soldstatus
41. 2020-02-14
    listed $65,900
42. 2020-01-14
    listed $55,000
43. 2019-11-13
    soldstatus
44. 2019-10-12
    listed $36,900
45. 2019-04-15
    soldstatus
46. 2019-02-04
    listed $57,000
47. 2018-09-24
    soldstatus
48. 2018-08-07
    listed $55,000
49. 2018-04-24
    soldstatus
50. 2018-02-21
    listed $23,500

ⓘ 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: $655 · $55/mo
• Expected delta: +$314/yr (+$26/mo · 92.2%)

ⓘ 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 5/10 Major
• 🌡 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: $18,742
• − Mortgage interest: −$5,316
• − Property taxes: −$341
• − Insurance: −$474
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − HOA: −$5,700
• − Depreciation: −$2,761
• Taxable income: $1,152
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,043/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): 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

-3.7% since first listed

96 events — show timeline

• 2025-10-27 Rental Removed — LISTANZA
• 2025-10-17 Listed for Rent — LISTANZA
• 2025-09-02 Sold (MLS) — PCTMLS
• 2025-08-20 Pending — PCTMLS
• 2025-01-09 Price Changed $65,000 PCTMLS
• 2024-08-09 Price Changed $80,000 PCTMLS
• 2024-07-12 Listed $85,000 PCTMLS
• 2024-06-29 Relisted — PCTMLS
• 2024-06-24 Pending — PCTMLS
• 2024-04-24 Relisted — PCTMLS
• 2024-04-07 Pending — PCTMLS
• 2024-02-07 Price Changed $90,000 PCTMLS
• 2023-11-01 Sold (MLS) — PCTMLS
• 2023-10-06 Pending — PCTMLS
• 2023-09-29 Listed $120,000 PCTMLS
• 2023-09-01 Listed $98,000 PCTMLS
• 2023-08-23 Price Changed $69,500 PCTMLS
• 2023-08-17 Relisted — PCTMLS
• 2023-08-15 Delisted — PCTMLS
• 2023-07-06 Listed $76,500 PCTMLS
• 2023-05-01 Sold (MLS) — PCTMLS
• 2023-04-28 Sold (MLS) — PCTMLS
• 2023-04-13 Pending — PCTMLS
• 2023-04-03 Listed $115,000 PCTMLS
• 2023-03-27 Pending — PCTMLS
• 2023-03-02 Price Changed $97,000 PCTMLS
• 2023-02-13 Listed $99,500 PCTMLS
• 2023-01-06 Listed $125,000 PCTMLS
• 2022-04-29 Sold (MLS) — PCTMLS
• 2022-04-08 Sold (MLS) — PCTMLS
• 2022-04-04 Listed $74,900 PCTMLS
• 2021-12-17 Listed $89,000 PCTMLS
• 2021-11-05 Sold (MLS) — PCTMLS
• 2021-11-01 Sold (MLS) — PCTMLS
• 2021-10-13 Listed $105,000 PCTMLS
• 2021-08-17 Listed $82,500 PCTMLS
• 2021-02-26 Sold (MLS) — PCTMLS
• 2020-12-01 Listed $65,000 PCTMLS
• 2020-03-10 Sold (MLS) — PCTMLS
• 2020-02-21 Sold (MLS) — PCTMLS
• 2020-02-14 Listed $65,900 PCTMLS
• 2020-01-14 Listed $55,000 PCTMLS
• 2019-11-13 Sold (MLS) — PCTMLS
• 2019-10-12 Listed $36,900 PCTMLS
• 2019-04-15 Sold (MLS) — PCTMLS
• 2019-02-04 Listed $57,000 PCTMLS
• 2018-09-24 Sold (MLS) — PCTMLS
• 2018-08-07 Listed $55,000 PCTMLS
• 2018-04-24 Sold (MLS) — PCTMLS
• 2018-02-21 Listed $23,500 PCTMLS
• 2017-10-23 Sold (MLS) — PCTMLS
• 2017-10-04 Listed $25,000 PCTMLS
• 2017-09-21 Sold (MLS) — PCTMLS
• 2017-09-01 Sold (MLS) — PCTMLS
• 2017-07-25 Listed $25,000 PCTMLS
• 2017-07-24 Listed $29,500 PCTMLS
• 2017-07-17 Sold (MLS) — PCTMLS
• 2017-06-10 Sold (MLS) — PCTMLS
• 2017-05-05 Sold (MLS) — PCTMLS
• 2017-04-25 Sold (MLS) — PCTMLS
• 2017-03-13 Listed $18,000 PCTMLS
• 2017-03-01 Sold (MLS) — PCTMLS
• 2017-02-27 Listed $70,000 PCTMLS
• 2017-01-13 Listed $35,000 PCTMLS
• 2016-10-17 Sold (MLS) — PCTMLS
• 2016-09-16 Sold (MLS) — PCTMLS
• 2016-08-19 Sold (MLS) — PCTMLS
• 2016-08-03 Listed $110,900 PCTMLS
• 2016-07-27 Listed $23,500 PCTMLS
• 2016-06-14 Listed $47,500 PCTMLS
• 2016-06-06 Sold (MLS) — PCTMLS
• 2016-03-21 Listed $25,500 PCTMLS
• 2016-03-03 Listed $59,900 PCTMLS
• 2016-03-03 Listed $59,900 PCTMLS
• 2016-03-02 Listed $21,500 PCTMLS
• 2016-01-01 Listed $22,500 PCTMLS
• 2015-12-18 Sold (MLS) — PCTMLS
• 2015-11-02 Sold (MLS) — PCTMLS
• 2015-10-09 Sold (MLS) — PCTMLS
• 2015-10-02 Sold (MLS) — PCTMLS
• 2015-09-18 Listed $49,900 PCTMLS
• 2015-08-03 Listed $35,000 PCTMLS
• 2015-06-19 Sold (MLS) — PCTMLS
• 2015-05-21 Listed $36,500 PCTMLS
• 2015-05-11 Listed $19,500 PCTMLS
• 2015-04-27 Listed $17,500 PCTMLS
• 2015-04-10 Sold (MLS) — PCTMLS
• 2015-02-06 Sold (MLS) — PCTMLS
• 2014-12-10 Listed $11,000 PCTMLS
• 2014-10-27 Listed $32,500 PCTMLS
• 2011-10-28 Sold (MLS) — SRMLS
• 2011-08-22 Listed $19,950 SRMLS
• 2007-04-13 Sold (MLS) — SRMLS
• 2007-03-23 Sold (MLS) — SRMLS
• 2006-12-08 Listed $39,500 SRMLS
• 2006-10-11 Listed $67,500 SRMLS

Property tax history

+0.9%/yr

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