4317 Opal Ave., Unit 36 Ave · Pocatello, ID 83202

$49,900

2 bd · 1.0 ba · 0 sqft · Manufactured public records · 165 Days on market

Built 1984 ↓ 17% since listing

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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 +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a great first time Home Owner home. It has had some updates and is in great condition. There is also a carport and small shed/shop for storage or to be used as a shop. This home has the updated mini-split heat/AC system. The home has the better wiring since it was built in 1984 which is up to code for financing. Show today and get your client in by Christmas !!

Key facts

• Carport
• Small shed
• Built 1984

Tags

• CARPORT
• SMALL SHED
• MINI-SPLIT HEAT AC SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% 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: Indian Hills Elementary School (math 44% / reading 60%, grade C-, #130 of 357 statewide, top 38%, 539 students, 42% FRL); Franklin Middle School (math 48% / reading 69%, grade B, #11 of 109 statewide, top 9%, 742 students, 29% FRL); Century High School (math 41% / reading 71%, grade C, #24 of 169 statewide, top 14%, 1,092 students, 33% 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 $345 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.30% ✓
• Cap rate: 21.01%
• Cash-on-cash: 52.56%
• DSCR: 3.34
• GRM: 3.6

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: 45.4%
• Equity multiple: 2.97×
• Total profit: $27,515
• Equity at exit: $7,440

10-year hold

• IRR: 51.3%
• Equity multiple: 6.03×
• Total profit: $70,316
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$12 /mo · $144/yr
• Insurance: −$21
• Flood insurance flood zone: −$56 /mo · $670/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $556

Break-even live

Break-even rent $443

Max offer price $49,900

Occupancy floor 47%

Sensitivity live

Price	-10% $584	-5% $570	+0% $556	+5% $542	+10% $528
Rent	-10% $465	-5% $511	+0% $556	+5% $601	+10% $647
Rate	-1.0pp $581	-0.5pp $569	base $556	+0.5pp $543	+1.0pp $530

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $49,900 Active 165 DOM
2. 2026-06-18
   days on market $49,900 Active 164 DOM
3. 2026-06-17
   days on market $49,900 Active 163 DOM
4. 2026-06-16
   days on market $49,900 Active 162 DOM
5. 2026-06-15
   days on market $49,900 Active 161 DOM
6. 2026-06-14
   days on market $49,900 Active 159 DOM
7. 2026-06-13
   days on market $49,900 Active 158 DOM
8. 2026-06-10
   days on market $49,900 Active 156 DOM
9. 2026-06-09
   days on market $49,900 Active 155 DOM
10. 2026-06-08
    days on market $49,900 Active 154 DOM
11. 2026-06-07
    statusdays on market $49,900 Active 153 DOM
12. 2026-04-21
    status Pending
13. 2025-11-17
    listed $49,900 Active
14. 2025-03-25
    price $49,900
15. 2025-02-04
    price $54,900
16. 2025-01-28
    listed $59,900 Active

ⓘ 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: $144 · $12/mo
• Projected year-2 tax: $344 · $29/mo
• Expected delta: +$200/yr (+$17/mo · 139.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,768
• − Mortgage interest: −$2,795
• − Property taxes: −$144
• − Insurance: −$920
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$1,452
• Taxable income: $6,255
• Est. tax owed @ 24.0%: −$1,501
• After-tax cash flow: $5,172/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

-16.7% since first listed

5 events — show timeline

• 2026-04-21 Pending — PCTMLS
• 2025-11-17 Listed $49,900 PCTMLS
• 2025-03-25 Price Changed $49,900 PCTMLS
• 2025-02-04 Price Changed $54,900 PCTMLS
• 2025-01-28 Listed $59,900 PCTMLS