210 Circle Inn Drive #31 Dr · Chubbuck, ID 83202

$45,000

3 bd · 1.0 ba · 0 sqft · Manufactured public records · 8 Days on market

Built 1967

---

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

Comfortable & Move-In Ready in Pocatello! Welcome to 210 Circle Inn Drive #31, a refreshed and inviting home offering comfortable living with thoughtful updates throughout. Step inside to find a bright interior featuring updated kitchen flooring, an updated bathroom, new windows, and a new furnace, providing improved comfort, efficiency, and peace of mind. The functional layout offers welcoming living spaces, well-sized bedrooms, and a bright kitchen ready for everyday meals or relaxing mornings. Natural light flows throughout the home, creating a warm and comfortable atmosphere. Whether you're looking for an affordable primary residence, a low-maintenance lifestyle, or an investment opportunity, this property offers move-in-ready convenience and practical updates already completed. Conveniently located near shopping, dining, parks, and everyday amenities, this home is an excellent opportunity to enjoy comfortable living in Pocatello.

Key facts

• Bright kitchen
• New furnace
• Updated bathroom

Tags

• UPDATED KITCHEN FLOORING
• UPDATED BATHROOM
• NEW WINDOWS
• NEW FURNACE
• BRIGHT KITCHEN
• MOVE-IN-READY CONVENIENCE

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home (manufactured without land); Residential property
• Construction: Metal siding; Metal roof; 740 above-grade finished area
• Exterior features: Deck; Chain link fencing; Shed(s)

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Natural gas forced air heating
• Interior features: Microwave; Refrigerator; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).

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: Chubbuck Elementary School (math 61% / reading 64%, grade B, #53 of 357 statewide, top 15%, 495 students, 34% 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).
• 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 $311 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 ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.80% ✓
• Cap rate: 25.83%
• Cash-on-cash: 69.76%
• DSCR: 4.10
• 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: 69.4%
• Equity multiple: 4.14×
• Total profit: $39,528
• Equity at exit: $6,710

10-year hold

• IRR: 73.5%
• Equity multiple: 8.55×
• Total profit: $95,183
• Equity at exit: $3,891

Cash invested: $12,600 (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: $1,260 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$8 /mo · $99/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $732

Break-even live

Break-even rent $333

Max offer price $45,000

Occupancy floor 37%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $45,000 Active 8 DOM
2. 2026-06-18
   days on market $45,000 Active 7 DOM
3. 2026-06-17
   days on market $45,000 Active 6 DOM
4. 2026-06-16
   days on market $45,000 Active 5 DOM
5. 2026-06-15
   days on market $45,000 Active 4 DOM
6. 2026-06-14
   days on market $45,000 Active 2 DOM
7. 2026-06-13
   remarks 695-char remark
8. 2026-06-13
   listed $45,000 Active 1 DOM

ⓘ 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: $99 · $8/mo
• Projected year-2 tax: $310 · $26/mo
• Expected delta: +$212/yr (+$18/mo · 213.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,121
• − Mortgage interest: −$2,521
• − Property taxes: −$99
• − Insurance: −$225
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$1,309
• Taxable income: $8,548
• Est. tax owed @ 24.0%: −$2,052
• After-tax cash flow: $6,738/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

+18.4% since first listed

4 events — show timeline

• 2026-06-11 Listed $45,000 PCTMLS
• 2026-06-11 Listed $45,000 SRMLS
• 2022-01-31 Sold (MLS) — PCTMLS
• 2021-01-07 Listed $38,000 PCTMLS