Pocatello, ID Cap Rate: 2.16% — Rental Property Analysis
Pocatello is a mid-range market in the West with a small but investable metro of 50,000. At a 2.16% estimated cap rate, this is a appreciation-focused market where rents of $1,080/mo lag behind home prices. With a median home price of $345,000 and rapid population growth is driving housing demand, Pocatello is primarily an appreciation play that requires creative strategies to generate positive cash flow.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
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Challenging for pure cash flow
Based on $345,000 median price and $1,080/mo median rent
Est. Cap Rate
2.16%
1% Rule
0.31%
Fails
GRM
26.6x
Price / Income
5.9x
Market Data
Median Home Price$345,000
Median Monthly Rent$1,080
Property Tax Rate0.64%
Population50,000
Population Growth2.6% / yr
Median Household Income$58,040
Vacancy Rate4.2%
Annual Appreciation2.4%
2026 Market Update: Pocatello
Pocatello's 0.3% rent-to-price ratio is well below the 1% rule. At median prices of $345,000, the $1,080/mo rent produces only $621/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($69K at 7%) would result in approximately $-1,214/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 26.6x gross rent multiplier and 4.2% vacancy rate position Pocatello as a growth-dependent market. With annual appreciation at 2.4%, total returns (cash flow + equity growth) run approximately 4.6% before financing leverage.
Cap Rate Calculator — Pocatello
Pre-filled with Pocatello medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
0.64% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
1.88%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$6,500
net operating income
Gross Rent Multiplier
26.6x
High (>15)
1% Rule
0.31%
✗ Fails
Monthly Cash Flow
$542
before debt service
Annual Breakdown
Gross Rental Income$12,960
Less Vacancy−$544
Effective Income$12,416
Less Operating Expenses−$5,916
Net Operating Income$6,500
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Factor in financing to see your actual return on invested capital in Pocatello.
$
$86,250
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-13.18%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$96,600
$86,250 down + $10,350 closing
Monthly Mortgage
$1,687
on $259K loan
Monthly Cash Flow
$-1,061
after all expenses
Annual Cash Flow
$-12,730
before taxes
Cash Flow Breakdown
Monthly Rent$1,080
Less Expenses−$454
Less Mortgage−$1,687
Monthly Cash Flow$-1,061
Is Pocatello a Good Place to Invest in Rental Property?
Pocatello, ID has a population of 50,000 and has been growing at 2.6% annually — well above the national average, signaling strong housing demand from population inflows. The median home price of $345,000 paired with median rents of $1,080/mo produces an estimated cap rate of 2.16%.
Property taxes at 0.64% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 4.2% is impressively low, indicating tight rental supply and strong tenant demand — favorable for landlords.
At a price-to-income ratio of 5.9x, homes cost about 5.9 times the local median income of $58,040. This moderate ratio indicates a balanced rent-vs-buy market. Home values have appreciated at roughly 2.4% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: At current median prices, Pocatello is challenging for pure cash flow investing. Consider BRRRR strategies with below-market purchases, or look at neighboring metros with stronger price-to-rent ratios.
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