450 W Griffith #20 Rd · Pocatello, ID 83201

$20,000

2 bd · 1.0 ba · 696 sqft · Manufactured

Built 1971 $525/mo HOA · 49% of rent

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

THIS IS A 3 BEDROOM, 1 BATHROOM MANUFACTURED HOME ON A RENTED LOT. IT IS A FIXER UPPER. SOME REMODELING WAS STARTED BUT NOT COMPLETED. IT HAS METAL SIDING, VINYL WINDOWS, AND SOME FRESH PAINT. THIS HOME HAS A NICE LARGE SIDE YARD. NEWER GAS FURNACE. TILE SHOWER SURROUND IN THE BATHROOM. OFF-STREET PARKING. THE HOME IS NOT ON A FOUNDATION. THE LOT SPACE IS $525 PER MONTH PLUS WATER. THE HOME CANNOT BE MOVED BY THE PURCHASER AND NEEDS TO REMAIN IN THIS LOCATION.

Key facts

• Built 1971

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).

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: Syringa Elementary School (math 43% / reading 57%, grade D+, #147 of 357 statewide, top 41%, 356 students, 45% FRL); Alameda Middle School (math 46% / reading 57%, grade C, #28 of 109 statewide, top 25%, 645 students, 40% FRL); Pocatello High School (math 45% / reading 65%, grade C, #25 of 169 statewide, top 14%, 1,352 students, 28% FRL).
• Market conditions: Rents rising (+3.4%/yr); 365 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 $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $6k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 26y 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 49% of rent.

Recommended offer $20,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 5.31% ✓
• Cap rate: 16.84%
• Cash-on-cash: 37.66%
• DSCR: 2.68
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.37% rent growth · sell at horizon

5-year hold

• IRR: 35.7%
• Equity multiple: 2.55×
• Total profit: $8,688
• Equity at exit: $2,982

10-year hold

• IRR: 43.3%
• Equity multiple: 5.46×
• Total profit: $24,995
• Equity at exit: $1,729

Cash invested: $5,600 (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 83201

• Rents YoY: 3.4%
• Active inventory: 365
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$525
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $176

Break-even live

Break-even rent $840

Max offer price $20,000

Occupancy floor 78%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $525 · $6,300/yr
• Likely covers: watergas

Listing history 50 events

1. 2026-05-23
   historical
2. 2026-05-22
   soldstatus Closed 464-char remark

   Show marketing remark (464 chars)

   THIS IS A 3 BEDROOM, 1 BATHROOM MANUFACTURED HOME ON A RENTED LOT. IT IS A FIXER UPPER. SOME REMODELING WAS STARTED BUT NOT COMPLETED. IT HAS METAL SIDING, VINYL WINDOWS, AND SOME FRESH PAINT. THIS HOME HAS A NICE LARGE SIDE YARD. NEWER GAS FURNACE. TILE SHOWER SURROUND IN THE BATHROOM. OFF-STREET PARKING. THE HOME IS NOT ON A FOUNDATION. THE LOT SPACE IS $525 PER MONTH PLUS WATER. THE HOME CANNOT BE MOVED BY THE PURCHASER AND NEEDS TO REMAIN IN THIS LOCATION.

3. 2026-05-22
   listed $20,000

   Show marketing remark (464 chars)

   THIS IS A 3 BEDROOM, 1 BATHROOM MANUFACTURED HOME ON A RENTED LOT. IT IS A FIXER UPPER. SOME REMODELING WAS STARTED BUT NOT COMPLETED. IT HAS METAL SIDING, VINYL WINDOWS, AND SOME FRESH PAINT. THIS HOME HAS A NICE LARGE SIDE YARD. NEWER GAS FURNACE. TILE SHOWER SURROUND IN THE BATHROOM. OFF-STREET PARKING. THE HOME IS NOT ON A FOUNDATION. THE LOT SPACE IS $525 PER MONTH PLUS WATER. THE HOME CANNOT BE MOVED BY THE PURCHASER AND NEEDS TO REMAIN IN THIS LOCATION.

4. 2026-05-14
   status Pending 464-char remark

   Show marketing remark (464 chars)

   THIS IS A 3 BEDROOM, 1 BATHROOM MANUFACTURED HOME ON A RENTED LOT. IT IS A FIXER UPPER. SOME REMODELING WAS STARTED BUT NOT COMPLETED. IT HAS METAL SIDING, VINYL WINDOWS, AND SOME FRESH PAINT. THIS HOME HAS A NICE LARGE SIDE YARD. NEWER GAS FURNACE. TILE SHOWER SURROUND IN THE BATHROOM. OFF-STREET PARKING. THE HOME IS NOT ON A FOUNDATION. THE LOT SPACE IS $525 PER MONTH PLUS WATER. THE HOME CANNOT BE MOVED BY THE PURCHASER AND NEEDS TO REMAIN IN THIS LOCATION.

5. 2026-04-15
   soldstatus Closed
6. 2026-04-02
   status Pending
7. 2026-03-28
   listed $20,000 Active

   Show marketing remark (464 chars)

   THIS IS A 3 BEDROOM, 1 BATHROOM MANUFACTURED HOME ON A RENTED LOT. IT IS A FIXER UPPER. SOME REMODELING WAS STARTED BUT NOT COMPLETED. IT HAS METAL SIDING, VINYL WINDOWS, AND SOME FRESH PAINT. THIS HOME HAS A NICE LARGE SIDE YARD. NEWER GAS FURNACE. TILE SHOWER SURROUND IN THE BATHROOM. OFF-STREET PARKING. THE HOME IS NOT ON A FOUNDATION. THE LOT SPACE IS $525 PER MONTH PLUS WATER. THE HOME CANNOT BE MOVED BY THE PURCHASER AND NEEDS TO REMAIN IN THIS LOCATION.

8. 2026-03-28
   listed $20,000 Active 464-char remark

   Show marketing remark (464 chars)

   THIS IS A 3 BEDROOM, 1 BATHROOM MANUFACTURED HOME ON A RENTED LOT. IT IS A FIXER UPPER. SOME REMODELING WAS STARTED BUT NOT COMPLETED. IT HAS METAL SIDING, VINYL WINDOWS, AND SOME FRESH PAINT. THIS HOME HAS A NICE LARGE SIDE YARD. NEWER GAS FURNACE. TILE SHOWER SURROUND IN THE BATHROOM. OFF-STREET PARKING. THE HOME IS NOT ON A FOUNDATION. THE LOT SPACE IS $525 PER MONTH PLUS WATER. THE HOME CANNOT BE MOVED BY THE PURCHASER AND NEEDS TO REMAIN IN THIS LOCATION.

9. 2025-09-17
   soldstatus Closed
10. 2025-09-09
    historical
11. 2025-09-09
    listed $30,000
12. 2025-06-09
    listed $5,000 Active
13. 2025-01-10
    soldstatus Closed
14. 2025-01-10
    soldstatus Closed
15. 2024-12-12
    status Pending
16. 2024-12-12
    status Pending
17. 2024-12-05
    listed $20,000 Active
18. 2024-12-02
    status Active
19. 2024-11-25
    soldstatus Closed
20. 2024-11-18
    status Pending
21. 2024-11-18
    status Pending
22. 2024-11-07
    listed $15,000 Active
23. 2024-10-30
    listed $23,500 Active
24. 2024-10-02
    soldstatus Closed
25. 2024-09-27
    soldstatus Closed
26. 2024-09-20
    price $2,000
27. 2024-09-20
    soldstatus Closed
28. 2024-09-20
    soldstatus Closed
29. 2024-09-06
    soldstatus Closed
30. 2024-09-05
    historical
31. 2024-09-05
    historical
32. 2024-09-05
    historical
33. 2024-09-05
    soldstatus Closed
34. 2024-09-04
    listed $20,000
35. 2024-09-04
    listed $20,000
36. 2024-09-04
    listed $20,000
37. 2024-09-01
    status Pending
38. 2024-08-29
    status Pending
39. 2024-08-22
    price $30,000
40. 2024-08-16
    status Pending
41. 2024-08-12
    listed $35,000 Active
42. 2024-08-06
    price $19,500
43. 2024-07-25
    price $25,000
44. 2024-07-25
    price $25,000
45. 2024-07-12
    listed $30,000 Active
46. 2024-07-12
    listed $30,000 Active
47. 2022-10-20
    price $30,000
48. 2022-09-24
    listed $35,000 Active
49. 2000-05-24
    soldstatus
50. 2000-04-05
    listed $14,500

ⓘ 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: $12,744
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − HOA: −$6,300
• − Depreciation: −$582
• Taxable income: $2,303
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $1,556/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): 39,902
• Household income: $66,357
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1417.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 6% Asian 3% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 5% Italian 4% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Other Indo-European 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: ▼ -183.96%
• Current HPI: 229.6427
• Rent YoY: ▲ 3.37%
• 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

+37.9% since first listed

50 events — show timeline

• 2026-05-23 Delisted — PCTMLS
• 2026-05-22 Listed $20,000 PCTMLS
• 2026-05-22 Sold (MLS) — PCTMLS
• 2026-05-14 Pending — PCTMLS
• 2026-04-15 Sold (MLS) — PCTMLS
• 2026-04-02 Pending — PCTMLS
• 2026-03-28 Listed $20,000 PCTMLS
• 2026-03-28 Listed $20,000 PCTMLS
• 2025-09-17 Sold (MLS) — PCTMLS
• 2025-09-09 Listed $30,000 PCTMLS
• 2025-09-09 Delisted — PCTMLS
• 2025-06-09 Listed $5,000 PCTMLS
• 2025-01-10 Sold (MLS) — PCTMLS
• 2025-01-10 Sold (MLS) — PCTMLS
• 2024-12-12 Pending — PCTMLS
• 2024-12-12 Pending — PCTMLS
• 2024-12-05 Listed $20,000 PCTMLS
• 2024-12-02 Relisted — PCTMLS
• 2024-11-25 Sold (MLS) — PCTMLS
• 2024-11-18 Pending — PCTMLS
• 2024-11-18 Pending — PCTMLS
• 2024-11-07 Listed $15,000 PCTMLS
• 2024-10-30 Listed $23,500 PCTMLS
• 2024-10-02 Sold (MLS) — PCTMLS
• 2024-09-27 Sold (MLS) — PCTMLS
• 2024-09-20 Price Changed $2,000 PCTMLS
• 2024-09-20 Sold (MLS) — PCTMLS
• 2024-09-20 Sold (MLS) — PCTMLS
• 2024-09-06 Sold (MLS) — PCTMLS
• 2024-09-05 Sold (MLS) — PCTMLS
• 2024-09-05 Delisted — PCTMLS
• 2024-09-05 Delisted — PCTMLS
• 2024-09-05 Delisted — PCTMLS
• 2024-09-04 Listed $20,000 PCTMLS
• 2024-09-04 Listed $20,000 PCTMLS
• 2024-09-04 Listed $20,000 PCTMLS
• 2024-09-01 Pending — PCTMLS
• 2024-08-29 Pending — PCTMLS
• 2024-08-22 Price Changed $30,000 PCTMLS
• 2024-08-16 Pending — PCTMLS
• 2024-08-12 Listed $35,000 PCTMLS
• 2024-08-06 Price Changed $19,500 PCTMLS
• 2024-07-25 Price Changed $25,000 PCTMLS
• 2024-07-25 Price Changed $25,000 PCTMLS
• 2024-07-12 Listed $30,000 PCTMLS
• 2024-07-12 Listed $30,000 PCTMLS
• 2022-10-20 Price Changed $30,000 PCTMLS
• 2022-09-24 Listed $35,000 PCTMLS
• 2000-05-24 Sold (MLS) — SRMLS
• 2000-04-05 Listed $14,500 SRMLS