4700 S 5th Ave #3 · Pocatello, ID 83204

$45,997

2 bd · 1.0 ba · 0 sqft · Manufactured public records · 16 Days on market

Built 1973

---

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 +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 1973 Champion 2-bedroom, 1-bath trailer offers 720 square feet of potential, with a cozy living space that includes a refinished butcher block countertop in the kitchen, adding warmth and charm. . A built-on storage area with a dedicated laundry room offers extra convenience and space for all your essentials. With its practical layout and welcoming living area, this home is ready for your personal touch. It’s a great opportunity for affordable living. Come see the possibilities and make it your home today!

Key facts

• Built 1973
• Listed 16 days

Tags

• BUTCHER BLOCK COUNTERTOP
• BUILT-ON STORAGE AREA
• DEDICATED LAUNDRY ROOM

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home (residential); Manufactured without land
• Construction: Vinyl siding; 720 above-grade finished area
• Exterior features: Deck; Chain-link fenced yard; Shed(s)

Interior

• Kitchen: Range; Oven; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas forced-air heating
• Interior features: Range, Oven, Refrigerator, Gas water heater
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $46k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($879 rent vs $46k).
• Recommended offer: $45k (1.5% 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 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 $318 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,307 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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.
4. 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.
5. 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: 1.91% ✓
• Cap rate: 16.11%
• Cash-on-cash: 35.08%
• DSCR: 2.56
• GRM: 4.4

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: 31.8%
• Equity multiple: 2.35×
• Total profit: $17,439
• Equity at exit: $6,858

10-year hold

• IRR: 39.4%
• Equity multiple: 4.87×
• Total profit: $49,892
• Equity at exit: $3,977

Cash invested: $12,879 (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: 4.4×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$57 /mo · $690/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $376

Break-even live

Break-even rent $402

Max offer price $45,997

Occupancy floor 52%

Sensitivity live

Price	-10% $408	-5% $392	+0% $376	+5% $361	+10% $345
Rent	-10% $307	-5% $342	+0% $376	+5% $411	+10% $446
Rate	-1.0pp $400	-0.5pp $388	base $376	+0.5pp $365	+1.0pp $352

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: $11,499
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $45,997 Active 16 DOM
2. 2026-06-19
   days on market $45,997 Active 14 DOM
3. 2026-06-18
   days on market $45,997 Active 13 DOM
4. 2026-06-17
   days on market $45,997 Active 12 DOM
5. 2026-06-16
   days on market $45,997 Active 11 DOM
6. 2026-06-15
   days on market $45,997 Active 10 DOM
7. 2026-06-14
   days on market $45,997 Active 8 DOM
8. 2026-06-13
   days on market $45,997 Active 7 DOM
9. 2026-06-10
   days on market $45,997 Active 5 DOM
10. 2026-06-09
    days on market $45,997 Active 4 DOM
11. 2026-06-08
    days on market $45,997 Active 3 DOM
12. 2026-06-07
    remarks 516-char remark
13. 2026-06-07
    listed $45,997 Active 2 DOM

ⓘ 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 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,547
• − Mortgage interest: −$2,577
• − Property taxes: −$690
• − Insurance: −$230
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$1,338
• Taxable income: $4,025
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $3,552/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

1 event — show timeline

• 2026-06-05 Listed $45,997 PCTMLS